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1989 04 25 PCA G E N D A PLANNING COMMISSION - CITY OF LA QUINTA PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California April 25, 1989 - 7:00 P.M. CALL TO ORDER -- Flag Salute ROLL CALL *:'NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution No. 89-012 HEARINGS 1. Item, PLOT PLAN 89-409 Applicant ....... Landmark Land Company Location ........ Within the PGA West development, west of Madison Street, between Avenue 54 and Avenue 58 Request .... Approval to replace the temporary golf clubhouse facility with a 35,000- square-foot permanent golf clubhouse facility to serve the Stadium and Jack Nicklaus golf courses at PGA West Action Resolution No. 89- 2. Items ........... GENERAL PLAN AMENDMENT 88-021 SPECIFIC PLAN 88-012 TENTATIVE TRACT 23995 CHANGE OF ZONE 88-035 Applicant ....... A.G. Spanos Location ........ Area between Washington Street, Miles Avenue, Adams Street, and the Coachella Valley Water District Wash, La Quinta, excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive) MR/AGENDA.425 Request ......... a A General Plan Amendment application proposing changing the land use designation from Medium and High :Density Residential to Medium and High .Density Residential (altered configuration) and General Commercial 0 Specific Flan proposing a mixed -use development consisting of 7.6 acres 'Tourist Commercial, three Multi -Family Residential parcels consisting of 250 units each, and a 300-lot single- family subdivision s Tentative Tract application proposing to subdivide the property as ,iescribed above in the Specific Plan i Change of Zone from R.-1 and R-2-8000 to C-P, R-3, and R-1 Action ...,...... Resolution No. 89- _. Items ............ TENTATIVE TRACT 24035 r�lz CHANGE OF ZONE 89-039 Applicant ....... Triad Pacific Development Cot Location ...A.. West side of Jefferson Street, between Miles Avenue and Fred Waring Drive Request ..,......, a To subdivide 75+ acres into 249 single-family lots and two well site lots a A Change of Zone from R-1-12,000/PD to R-1 Action .......... Resolution No. 89- 0 4ow,_ 4, Item ....... .... ZONING ORDINANCE AMENDMENT 89-008 CHANGE OF ZONE 89-043 Applicant ....... City of La Quinta Location ........ All hillside areas above the toe -of -slope of the Santa Rosa Mountains Request ......... To amend Title 9 of the La Quinta Municipal Code relating to planning and zoning; adding Chapter 9.145, Hillside Conservation Zone, and to re -zone those properties which meet the criteria set forth in the proposed ordinance to HC (Hillside Conservation) from various residential zoning designations. ]'tie HC zone limits density to one unit per 20 acres of land on developable land areas as defined in the Ordinance Action . ....... Resolution No. 89- 5. Item ...— ....... CHANGE OF ZONE 89-038 Applicant ....... City of La Quinta Location .......g Village at La Quinta; between Eisenhower and Calle Guatemala, between the Bear Creek Channel and the new alignment of Avenue 52 MR/AGENDA.425 Request ......... Change of Zone to implement the Village Plan and the newly adopted Village Zoning Text Action .......... Resolution No. 89-'�`=j PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. Persons wishing to address the Planning Commission under Public Comment and scheduled Agenda items should use the form provided. Please complete one form for each item you intend to address and submit the form to the Planning Director prior to the beginning of the meeting. Your name will be called at the appropriate time. When addressing the Planning Commission, please state your name and address. The proceedings of the Planning Commission meeting are recorded on tape and comments of each person shall be limited. CONSENT CALENDAR Minutes of the regular Planning Commission meeting of April 11. , 1989. BUSINESS SESSION ]_. Item ............ Tentative Tract 23773; architectural elevation and standard review Applicar.t ....... Rick Johnson Construction Location ........ Northwest corner of Adams Street and Fred Waring Drive Request ......... Review Condition 27 compliance for architectural elevations .Action .......... Minute Motion OTHER - None ADJOURNMENT ------------------------- ITEMS FOR APRIL 24, 1989, 4:00 P.M. STUDY SESSION "DISCUSSION ONLY" 1. Hillside Ordinance 2. All other Agenda items. 3. Identiff-cation of future Commission Agenda items. ITEMS IDENTIFIED FOR FUTURE AGENDAS a. Dark Sky Ordinance C. Park Land Locations b. Minute Format/Content d. Downtown Parking District e. Street Address Illumination MR/AGENDA.425 STAFF REPORT PLANNING COMMISSION MEETING DATE: APRIL 25, 1989 APPLICANT/OWNER.: LANDMARK LAND COMPANY LOCATION: WITHIN THE PGA WEST DEVELOPMENT, WEST OF MADISON STREET BETWEEN AVENUE 54 AND AVENUE 58 PROJECT/ PROPOSAL: PLOT PLAN 89-409; APPROVAL TO REPLACE THE TEMPORARY GOLF CLUBHOUSE FACILITY WITH A PERMANENT CLUBHOUSE FACILITY TO SERVE THE STADIUM AND JACK NICKLAUS GOLF COURSES AT PGA WEST ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT HAS BEEN PREPARED FOR THE PROJECT, AND BASED UPON THIS ASSESSMENT, IT HAS BEEN DETERMINED THAT THE ORIGINAL ENVIRONMENTAL IMPACT REPORT AND SUPPLEMENTAL ASSESSMENT PREPARED AND CERTIFIED BY THE CITY COUNCIL FOR THE PGA WEST SPECIFIC PLAN ADEQUATELY ADDRESSED ALL THE ENVIRONMENTAL IMPACTS ASSOCIATED WITH THIS PROJECT, AND APPROPRIATE MITIGATIONS WERE ATTACHED. BACKGROUND: Specific Plan 83-002, PGA West, identified a permanent golf clubhouse facility for the Jack Nicklaus and Stadium golf courses. The facility is located within the resort village core area, which will also include the 1,000-room hotel. The area is currently undeveloped and is generally located at the end of PGA West Boulevard extended. The proposed facility will be a two-story structure with the upper story at grade and the cart barn storage facility at the lower level. The facility will contain dining area, bar, lounge, pro shop, administrative offices, and locker room facilities. The exterior design of the proposed clubhouse is a contemporary -style architecture, and will generally reflect the ultimate design of the hotel. MR/STAFFRPT.072 -1- ANALYSIS: 1. The Public Safety Department has requested that a condition be attached to provide an emergency apparatus access to the cart barn and that all fire systems be monitored. from the central control area. 2. The Fire Department has requested the following additions: a) Prcvide or show there exists a water system capable of delivering 3,000 GPM for a three-hour duration at 20 PSI residual operating pressure, which must be available before any combustible material is placed on the job site. The required fire flow is based upon the installation of a complete automatic fire sprinkler system. b) The: required fire flow shall be available from a super hydrant(s) (6" x 4" x 2-1/2" x 2-1/211) located not less than 25 feet, nor more than 165 feet from any portion of the building(s), as measured along the approved vehicular travelways. c) An access road with a minimum unobstructed width of 20 feet and a vertical clearance of 13-feet, 6-inches shall be provided to the cart staging area. Access road and cart staging area shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a :surface so as to provide all-weather driving capabilities. 3. The Water District has indicated that: a) The: area is protected from stormwater flows by a system of channels and dikes and may be considered safe from stormwater flows except in rare instances. b) The: District will furnish domestic water and sanitation service to the area, in accordance with current regulations of the District. c) Plans for grading, landscaping, and irrigation system shall be submitted to the Water District for review. This review is for ensuring efficient waiver management. 4. The proposed project is consistent with the approved Specific Plan in that the proposed golf clubhouse was designated as a permitted use within the resort village core area. Location of these facilities is generally consistent with the approved Specific Plan. MR/STAFFRPT.072 -2- 5. The proposed facility will be served by PGA Boulevard. The current configuration will be modified per the plan submitted. 6. A temporary 100-car parking facility is proposed to be constructed. The permanent parking area will be located within and included as part of the parking facility designed for the hotel complex. Currently the parking standards in the Municipal Code do not provide specific standards for clubhouse -type facilities; however, using the standards established for dining areas, lounges, bars, offices, within the Code would require approximately 100 parking spaces. 7. A conceptual landscape plan has been provided. A detailed landscape plan will be submitted prior to the issuance of a building permit. CONCLUSION: 1. The proposed clubhouse facility is consistent with the approved PGA West Specific Plan and the General Plan. 2. No physical constraints of the site prevent the construction of the proposed facility. 3. Utilities, public services, and roads are available to the proposed facility. 4. The proposed facility is in compliance with previous City approvals for the PGA West project. 5. The proposed project provides the minimum number of parking spaces required for the facility. The temporary parking facility will be eliminated upon completion of the hotel, and a permanent parking area will be included within the PGA West hotel complex. 6. The prior Environmental Impact Report and Supplemental Report mitigated all environmental concerns to the extent feasible. 7. The project is consistent with the zoning and the village core identified within the PGA West Specific Plan. RECOMMENDATION: Adopt Planning Commission Resolution No. Plan 89-409, to allow the construction clubhouse facility at PGA West, subject to 89- , approving Plot of a permanent golf conditions. MR/STAFFRPT.072 -3- PLANNING COMMISSION RESOLUTION NO. 89- 012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS, CONCURRING WITH THE ENVIRONMENTAL ANALYSIS AND APPROVING PLOT PLAN NO. 89-409 TO ALLOW THE CONSTRUCTION OF A PERMANENT GOLF CLUBHOUSE AT PGA WEST. CASE NO. PLOT PLAN NO. 89-409 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly noticed Public Hearing to consider the request of Landmark Land Company to construct a golf clubhouse at PGA West, generally located at the end of PGA West Boulevard, more particularly described as: located in within a portion of the north half of the: northeast quarter of Section 21 T6S R7E, S.B.B.M. WHEREAS, said Plot Plan has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-•213, adopted by reference in City of La Quinta ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the original Environmental Impact Report and Supplement prepared for PGA West adequately addressed all environmental impacts associated with this project; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Plot Plan: 1. The proposed project is consistent with the approved Specific Plan in that the proposed golf clubhouse was designated as a permitted use within the :resort village core area. Location of the facility is generally consistent with the approved Specific Plan and the General Plan. 2. No physical constraints of the site prevent the cons ---ruction of the proposed facility. 3. Utilities, public services, and roads are available to the proposed facility. 4. The proposed facility is in compliance with previous City approvals for the PGA West project. AD/RESO89.001 -1- 5. The proposed project provides the minimum number of parking spaces required for the facility. The temporary parking facility will be eliminated upon completion of the hotel and a permanent parking area will be included within the PGA West hotel complex. 6. The prior Environmental Impact Report and Supplemental Report mitigated all environmental concerns to the extent feasible. 7. The project is consistent with the zoning and the village core identified within the PGA West Specific Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this matter; 2. That it does hereby confirm the determination in Environmental Assessment, relative to the environmental concerns for this Plot Plan; 3. That it does hereby approve the subject Plot Plan No. 89-409 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th day of April, 1989, by the following vote, to wit: AYES: Commissioners Moran, Steding, Bund, Zelles, Chairman Walling NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR AD/RESO89.001 -2- PLANNING COMMISSION RESOLUTION 89-012 CONDITIONS OF APPROVAL - PLOT PLAN NO. 89-409 April 25, 1989 General 1. Plot Plan No. 89-409 shall comply with all standards and requirements set forth in the City of La Quinta Land Use Ordinance. 2. In addition to the provisions and conditions of the approval for Plot Plan No. 89-409, the Applicant shall comply with any applicable conditions of approval for Specific Plan No. 83-002, "PGA West." 3. This Plot Plan approval shall expire one year after the date of final approval within which time the construction authorized must be substantially begun or the occupancy be in use unless the Applicant requests and receives written approval of an extension of time by the Planning Commission prior to expiration of this permit. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following public agencies: o Riverside County Environmental Health o City Fire Marshal o Coachella Valley Water District o Planning and Development Department, Planning Division o Public Works Department Evidence of said permit or clearance shall be presented to the Building Division at the time of application for a building permit for the uses contemplated herewith. Site and Building Design 5. The Applicant shall comply with Exhibits A through G, as contained: within the Community Development's file for Plot Plan No. 89--409, and these conditions, which conditions shall take precedence in the event of any conflict with the provisions of the Plot Plan. AD/RESO89.001 -3- 6. This approval authorizes construction of the golf clubhouse. 7. Colors and materials of the buildings shall be substantially as submitted. 8. All trash receptacles shall be stored within enclosures. Prior to the issuance of any building permit, the Applicant shall submit plans to the Planning and Development Department for review and approval showing the location, size and design of these trash enclosures. 9. All heating and cooling mechanical equipment shall either be ground mounted or, if roof mounted, shall be screened from view on all sides by the roof design. Public Services and Utilities 1C. The Applicant shall comply with the requirements of the City Fire Marshal as follows: a) Provide or show there exists a water system capable of delivering 3000 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. The required fire flow is based upon the installation of a complete automatic fire sprinkler system. b) The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x 2-1/211) located not less than 25 feet nor more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. c) An access road with a minimum unobstructed width of 20 feet and a vertical clearance of 13 feet, 6 inches shall be provided to the cart staging area. Access road and cart staging area shall be designed and. maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 11. Domestic water and sanitary sewer service shall be provided in accordance with the requirements of Coachella Valley Water District and the City of La Quinta. 12 All new utilities serving the facility shall be placed underground on the site. The Applicant shall comply with all requirements of the Imperial Irrigation District. AD/RESO89.001 -4- Miscellaneous 13. Prior to issuance of any building permits, detailed on -site landscaping and irrigation plans shall be submitted for the review and approval of the Planning and Development Department. Said plan shall indicate the location, species, size and spacing of all planting materials. The plans will be submitted to the Coachella Valley Water District for review and comment. 14. The access road to the clubhouse from the end of PGA West Boulevard shall have a minimum pavement width of 36 feet. 15. The location and design of all signage shall be subject to the review and approval of the Planning and Development Department. 16. Applicant shall be responsible for payment of infrastructure fees based upon City policy. 17. Prior to the issuance of building permits, the Applicant shall submit plans to the Planning and Development Department for review and approval showing the design and screening of the service and delivery entrance for the golf clubhouse. AD/RESO89.001 -5- DATE: APPLICANT: OWNER: PROJECT: LOCATION: ENVIRONMENTAL CONSIDERATIONS: STAFF REPORT PLANNING COMMISSION MEETING APRIL 25, 1989 A.G. SPANOS TTP, LTD./TFP, LTD. RESUBMITTALS FOR: GENERAL PLAN AMENDMENT NO. 88-021 SPECIFIC PLAN NO. 88-012 TENTATIVE TRACT NO. 23995 CHANGE OF ZONE NO. 88-035 AREA BETWEEN WASHINGTON STREET, MILES AVENUE, ADAMS STREET, AND THE WHITEWATER CHANNEL (SEE ATTACHMENT NO. 1) ENVIRONMENTAL ASSESSMENT NO. 88-099 WAS PREPARED PURSUANT TO THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE INITIAL STUDY INDICATED THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR DUE TO THE PROPOSAL. THREE ISSUES; TRAFFIC, LAND USE ABSORPTION/MARKETING, AND THE POSSIBILITY OF ARCHAEOLOGICAL REMAINS; WERE STUDIED IN GREATER DEPTH. THE OUTCOME OF THESE STUDIES ARE AS FOLLOWS: A) THE TRAFFIC STUDY SHOWED THAT MITIGATION MEASURES COULD BE APPLIED IF THE PROPOSED DEVELOPMENT, INCLUDING COMMERCIAL, WAS IMPLEMENTED. B) THE MARKETING STUDY SHOWED THAT THE LOCATION OF A GENERAL COMMERCIAL LAND USE .AS PROPOSED BY THIS PROJECT WOULD NOT BE VIABLE FROM A NEAR -TERM LAND USE INVENTORY PERSPECTIVE. DEVELOPMENT OF COMPETITIVE PROPERTIES AND INCREASED DEMAND AFTER THE YEAR 2000 WILL, HOWEVER, CREATE COMMERCIAL DEMAND TO SUPPORT COMMERCIAL DEVELOPMENT ON THIS SITE. C) THAT A MITIGATION MEASURE NECESSITATING FURTHER EVALUATION OF ARCHAEOLOGICAL EVIDENCE IS REQUIRED. MR/STAFFRPT.074 -1- (PLEASE SEE ATTACHMENTS 2, 3, 4, 5, AND 6 FOR EXTRACTS FROM THE ABOVE STUDIES.) MITIGATION MEASURES FOR THE ABOVE, WHEN MADE A PART OF THE PROJECT, WILL REDUCE THE IMPACTS TO AN INSIGNIFICANT LEVEL AND ;(I, NEGATIVE DECLARATION WILL, THEREFORE, BE PREPARED. 1. 3ACKGROUND The above four applications were originally presented at a Hearing at the Planning Commission Meeting held on January 10, 1989. At this Hearing, the Commission elected to continue this matter until a later date. Since that time, the Applicant has resubmitted the four applications, essentially changing the request for Tourist Commercial to General Commercial with other minor modifications. 2. APPLICATIONS RESUBMITTED 2.1 GENERAL PLAN AMENDMENT NO. 88-021. A General Plan Amendment has been made for this property, changing the land use from Medium and High Density Residential to Medium and High Density Residential (altered configuration) and General Commercial. (See Attachment No. 7A) a. General Commercial: The La Quinta General Plan states: "General Commercial is a generalized category for the broadest range of use activities. It includes general merchandise above and beyond that found in local neighborhood centers. The latter provide primarily food and food services." A 7.6-acre General Commercial site is proposed on the corner of Washington Street and Miles Avenue. b. High Density Residential: This project proposes 49 acres of High Density Residential. The La Quinta General Plan categorizes High Density Residential as having 12-to-16 dwelling units per acre. General Plan Amendment No. 88-021 shows the High Density area located in the central portion of the site, bordered on the cAlest by the proposed General Commercial development MR/STAFFRPT.074 -2- and Washington Street, and on the east by the proposed Medium Density land use. C. Medium Density Residential Area: The Medium Density Residential element is located on the eastern side of the subject property between the proposed High Density area, Miles Avenue, Adams Street, a vacant property, and the Whitewater Wash. This area encompasses 67.25 acres, at a density of +four units per acre. The La Quinta General Plan identified Medium Density has having 4-to-8 dwellings per acre. 2.2 CHANGE OF ZONE APPLICATION NO. 88-035. An application has been made requesting a change of zone from R-2-8000 and R-1 to C-P and R-3 (with a 67.25-acre portion of the property remaining in R-1). (See Attachment No. 8A) a. C-P (General Commercial). The C-P zoning district provides for a large variety of commercial uses including retail and service activities, hotels, motels, gasoline service stations, automobile repair shops, mobile home and trailer sales, rental and storage, and outdoor advertising structures. The Applicant proposes a C-P zone on a 7.6-acre parcel on the corner of Washington Street and Miles Avenue. Existing zoning is R-2-8000, i.e., multiple -family dwellings with 8,000 square feet of gross lot area for each unit. b. R-3 (General Residential). The present R-3 zone text permits multiple -family dwellings, apartment houses, and a number of other nonresidential uses. The proposed R-3 zone would occupy some 49 acres. This area is located in the central portion of the proposed project, bordered by the proposed C-P zone, Miles Avenue, the proposed R-1 zone, the Whitewater Flood Control Channel, and Washington Street. Currently this area is zoned R-1. 2.3 SPECIFIC PLAN APPLICATION NO. 88-012. A Specific Plan has been made proposing 8. mixed -use !development for this property. This plan consists of 7.6 acres Tourist Commercial, three multi -family residential parcels consisting of 250 units each, MR/STAFFRPT.074 -3- (38.3 acres) and a 300-lot single-family subdivision (75.02 acres). (See Attachment No. 9) a. General Commercial. The General Commercial area comprises four building pad areas -- three larger areas, 8,000 square feet, 18,500 square feet, and 30,000 square feet; and a smaller pad of 3,600 square feet. The three larger building areas are arranged in a linear pattern along the Washington Street frontage. The smallest building area is located close to the intersection of Washington Street and Miles Avenue. Parking area is provided between and around the building areas, primarily on the Washington Street frontage side. Access points into the commercial area are off Washington Street via a major access point into the whole project and off Miles Avenue. b. Multi -Family Residential Area. The Multi - Family Residential area (38.3 acres) is illustrated on the Specific Plan, (See Attachment No. 9) Three phases comprising 250 units each at a density of 19.6 units per acre are proposed. A road linking Miles Avenue to Washington Street provides access into all three phases. The access point off Miles Avenue lines up approximately with the westerly access point for TT 23268. Three different types of single -story units have been shown. The units are grouped in complexes of eight to sixteen units, half on ground level and the balance on the second story. Each phase has a centrally -located recreational element. The parking areas are laid out in a linear -type arrangement partly covered with carports. It is noted that all "open space" areas in each multi -family phase will be totally landscaped with turf, shrubs, and trees, and irrigated with automatic sprinkler systems. Please note that an inconsistency emerges when comparing the GPA and changed zone area requested by the Applicant for the multi -family residential area (49 acres) and that shown on the Specific Plan (38.3 MR/STAFFRPT.074 -4- acres). The balance acres comprises .residential land use. It should be noted: of the 49 acres, 10.7 R-1, single-family o This Specific Plan still complies with the requested General Plan Amendment because the total density of this area still falls between 8 and 16 du/ac. o This Specific Plan still complies with the requested Change of Zone application R-3 (or R-2A as preferred by Staff) since the single-family residential land use (R-1) is allowed under R-3 and R-2A zonings. C. Single-Family.Residential Area. This area consists of 300 lots, 230 of which are 7,200 square feet in size and 70 of which are 8,000 square feet in size. The total acreage is 75.02 gross acres at a density of +4.5 units per acre. Please note the amount of medium density residential area (4-8 du/ac) requested in the GPA is 67.25 acres. This discrepancy is discussed above. The layout shows one access point off Miles Avenue, approximately matching up with the proposed easterly access point for TT 23268. Two access points are provided off Adams Street, the northerly access approximately lining up with the proposed access for TT 23519. The internal road network consists of minor loops and cul-de-sacs feeding off a collector system of major looped roads. All stormwater will be channeled into the adjoining Whitewater Stormwater Channel so no retention basins are necessary for this single-family subdivision as is the case for the multi -family component and tourist commercial area. It is intended by the Applicant that all front yards, in addition to the street side yard of corner lots, shall be fully landscaped prior to final inspection. MR/STAFFRPT.074 -5- 2.4 TENTATIVE TRACT NO. 23995. Tentative Tract application, proposing to subdivide the property essentially as described above in the Specific Plan, has also been submitted. (See Attachment No. 10) 3E EVALUATION 3.1 GENERAL PLAN AMENDMENT. First, the General Plan Amendment submitted will be discussed. An alternative land use arrangement will then be analyzed (see Attachments 7A and 7B). 3.1.1 General Plan Amendment Alternative 1 (Submitted by Applicant - See Attachment 7A) 7.6 AC GENERAL COMMERCIAL/49 AC HIGH DENSITY RESIDENTIAL/67.25 AC MEDIUM DENSITY RESIDENTIAL (LOCATED WEST TO EAST) a. General Commercial. The inclusion of General Commercial land use in the proposed project is questioned for the following reasons: i. The La Quinta General Plan currently allocates +325 acres exclusively for commercial land uses and +375 acres with the potential of having commercial land uses along Highway 111. Market studies have shown that, under normal conditions, only 200 acres of this land will be utilized before the year 2020. ii. Existing General Plan Land Use Designation. The General Plan discussion of commercial land uses emphasizes the commercial development of the Highway 111 Corridor, Jefferson Street Corridor, and the Village, plus, resort development at the La Quinta Hotel and PGA West. No provision has been made for commercial development along Washington Street north of the Whitewater Wash. In fact, the Whitewater Wash provides a natural barrier between proposed commercial development to the MR/STAFFRPT.074 -6- south and residential development to the north. The approval of this development could set a precedent for other strip commercial development along major streets located north of the Whitewater Channel. If commercial development is permitted along Washington Street (in a mode at variance with the strategy in the General Plan), that would call for a complete re-examination of the policy for economic development/commercial strategy in the General Plan. The policies regarding the location of commercial property alongside low and medium density residential would also have to be re-evaluated. iii. Highway 111 Study. if a neighborhood shopping area is created on the corner of Washington Street and Miles Avenue, it would be a substitute for similar development which could be focused along Highway ill. In essence, if this commercial land use is allowed to go forward, the strategy for fostering development along Highway 111 would be weakened. iv. Image Corridor. Washington Street is designated as an image corridor in the General Plan. Strip commercial development with associated parking areas located along Washington Street may not create the most favorable image, V. Location of the Proposed Commercial Area. An analysis of locations of competing existing and proposed neighborhood shopping facilities compared to the proposed site shows that the latter falls within a one -mile radius of Plaza La Quinta, within a one -mile radius of two proposed centers along Highway 111, and MR/STAFFRPT.074 -7- within a two-mile radius of an existing center at Avenue 42 and Washington (Please see Attachment 5). The close location of other commercial centers reduces the viability of the commercial segment of the proposed project, particularly in view of the potential access problems. Staff, therefore, recommends that commercial land use area be excluded from this project. b. High Density Residential. The density proposed for the multi -family area is 15.3 du/ac. This is towards the high end of the high density range stipulated in the La Quinta General Plan, i.e., at the time of application, 8 to 16 dwelling units per acre (now 12 to 16 dwelling units per acre). The General Plan also states the following: "It is the desire of the City to encourage the use of innovative, attractive, and imaginative designs in residential projects. The approval of densities at the higher, rather than the lower, end of a residential land use classification remains the primary means to award such designs." Staff recommends that the above policy should apply to the high density area of this project, particularly in respect to provision of park and recreation areas, quality of building design, landscaping, and overall unit layout. Conditions will be attached to the Specific Plan and Tentative Tract Map approval reflecting the above policy if GPA 88-021 is approved. C. Medium Density Residential Area. The proposed single-family residential area at a density of approximately four units per acre is acceptable. 3.1.2 General Plan Amendment Alternative 2 MR/STAFFRPT.074 -8- (See Attachment 7B) HIGH DENSITY RESIDENTIAL (12-16 DU/AC) MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC) LOW DENSITY RESIDENTIAL (2-4 DU/AC) This alternative comprises following land uses: o No commercial land use. o +30 acres residential in a central side of the o +27 acres residential surrounding residential Washington Avenue. 0 67 acres residential located on the site. the of high density (12-16 units) located area of the western site. of medium density (4-8 units/acre) the high density and bordering on Street and Miles of low density (2-4 units/acre) the eastern side of The advantages of this land use layout are as follows: 0 There is no commercial component for the reasons stated under 3.l.l.a. o The medium density residential (4-8 units/acre) is located so it can provide a one-story dwelling unit interface between the high density residential area and the following areas: Washington Street, Miles Avenue, and the low density residential area. 0 The medium density residential area (4-8 units/acre) is compatible with the approved single-family residential areas (+4 units/acre) to the north across Miles Avenue. o The low density residential area is compatible with approved single-family residential areas, MR/STAFFRPT.074 -9- existing trailer park and existing church, to the north (across Miles Avenue) and approved single-family residential areas to the east (across Adams Street). o A high density (12-16 units/acre) area is provided in a central area surrounded by a buffer strip of medium density land use. Utilizing this medium density interface, the high density area can be considered compatible with the surrounding land uses. The unit mix proposed is as follows. +30ac High Density (12-16 du/ac) = 360-480 units +27ac Medium Density ( 4- 8 du/ac) = 108-216 units +67ac Low Density ( 2- 4 du/ac) = 134-268 units TOTAL NUMBER OF UNITS = 602-964 UNITS The above alternative is the land use arrangement currently compatible with the goals and policies of the La Quinta General Plan and, therefore, recommended. 3.2 CHANGE OF ZONE. First, CZ 88-035, proposed by the Applicant, will be reviewed. An alternative zone change will then be discussed. This alternative is compatible with the alternative General Plan Amendment dealt with earlier in this report. 3.2.1 Change of Zone Alternative 1 (Submitted by Applicant - See Attachment 8A) 7.6 AC C-P / 49 AC R-3 / 67.25 AC R-1 (LOCATED WEST TO EAST) a. General Commercial Zoning (C-P). C-P zoning is a basic commercial zoning. In comparison to C-P-S zoning (more commonly used in the La Quinta area), C-P zoning allows a wider range of uses including hotels, motels, automobile repair garages, mobile home sales and storage, trailer sales and rental of house trailers, and outdoor advertising devices. MR/STAFFRPT.074 -10- 3.3 If this zoning is approved by the Planning Commission, conditions strictly regulating the permitted uses in this commercial area should be attached to the Specific Plan for this project. b. Residential 3 Zoning (R-3). P-3 zoning allows for other uses besides multi -family dwellings, including hotels, motels, and offices. The R-2A zone would accommodate the multi -family land use envisaged, but does not permit any non-residential uses, including hotels and motels. Staff, therefore, recommends zone R-2A for the multi -family area and not R-3 zoning. 3.2.2 Change of Zone Alternative 2 (See Attachment 8B) R-2A 57 AC / R-1 67 AC The R-2A zone allows multi --family residential land use in the high and medium residential area proposed by GPA Alternative 2. Single-family residential is allowed in the R--1 zoned area as in envisaged by GPA Alternative 2. These zonings correspond with General Plan Amendment Alternative 2. The above zoning classification is that preferred by Staff and would be compatible with General Plan Amendment Alternative 2. SPECIFIC PLAN. Firstly, the proposed Specific Plan will be evaluated and, secondly, an alternative plan, excluding the commercial element, discussed. (See Attachment 9) 3.3.1 Specific Plan as Submitted. a. Access. Conditions, as outlined below, regarding access to this project should be attached to Specific Plan No. 88-012. MR/STAFFRPT.074 -11- i. The following access points will be right-in/right-out only: o Both access points into the commercial area; o The northern access -into the single-family residen- tial area. ii. In the following cases, access points in this project should line up with access points identified by approved tentative tracts located opposite this project: o The most northerly access point on Adams Street; o The most easterly access point on Miles Avenue; o The multi -family area access point onto Miles Avenue; b. General Commercial Area. If this land use is approved, a number of conditions regarding the design and type of tenants should be attached to Specific Plan 88-012 conveying the following principles: i. Cluster the major commercial buildings around an internal service area instead of a linear arrangement. ii. Specify the types of tenants to be found in the commercial area, i.e., grocery, drug, small personal services and shops, Circle K- and 7-11-type tenants. iii. Specify that no building can be higher than one story. Washington Street is designated as a Primary Street Corridor in the La Quinta General Plan. Building height restrictions and other aesthetic controls will, therefore, should be MR/STAFFRPT.074 -12- applied to all development along this Major Arterial. C. Multi -Family Residential Area. If this land use is approved, the following conditions should be attached to Specific Plan 88-012: i. A certain percentage of the parking spaces provided should be covered. ii. A suitable buffer should be created between the Multi -Family Residential and the Single -Family Residential areas. iii. A linear parking area running the length of the boundary between the two residential areas as indicated on the submitted Specific Plan Exhibit is unsatisfactory. A condition requiring the parking area to be broken has been formulated. iv. Parking areas for the multi- family units should be located alongside the commercial area. This will help provide a barrier between the two land uses. v. Buildings in the multi --family area should be set back 50 feet from the multi -family/ single-family residential area boundary. if two story dwellings are located alongside this boundary, they must be oriented away from the single• -family residential area. vi. The residential element of the La Quinta General Plan is in the process of being amended. This amendment will require that all residential areas over a density of eight units per acre have at least five percent affordable housing. If more than five percent is provided, density bonuses can be granted. MR/STAFFRPT.074 -13- 3.3.2 Specific Plan Excluding Commercial Area. If the Planning Commission decides not to approve the commercial section of the project submitted, the Applicant will be requested to resubmit SP 88-012 replacing the proposed commercial area with a residential area. 3.4 TENTATIVE TRACT 23995. The proposed Tentative Tract Map will be evaluated and an alternative plan, excluding the commercial element, also discussed. (See Attachment 10) 3.4.1 Tentative Tract as Submitted. If approved, standard tentative tract conditions should be attached to TT 23995. The following issues, however, require further clarification. a. Stormwater Retention. This project is located alongside the CVWD stormwater channel. Since stormwater from the site can flow directly into the stormwater channel, no stormwater retention basins are required on -site. Drainage easements, however, will need to be shown on the Tentative Tract Map. A condition reflecting the above should be attached to the Tentative Tract Map approval b. Maintenance of Common Areas. A condition has been attached to this Tentative Tract Map ensuring maintenance of common areas, in particular the required landscaped setbacks along the major roads. This condition requires the assessing of individual lot owners, either by establishing a homeowners' association or a landscape maintenance district. C. Parkland Dedications. Chapter 13.24, Article II, of the La Quinta Municipal Code, enacted pursuant to the authority of Government Code Section 66477, sets forth requirements for parkland dedications. (See Attachment No. 11) i. Multi -Family Residential krea. State law requires parkland space to be provided for multi -family units and allows this to be in the form of a "private open space within the development which is MR/STAFFRPT.074 -14- usable for active recreation uses." Based on the La Quinta Municipal Code, the amount of 6.57 acres of "open space", as defined above, should be required in the Multi -Family Residential area. ii. Single -Family Residential Area. The La Quinta Municipal Code requires 2.63 acres of parkland to be dedicated or assessed to secure an in -lieu fee. In this instance, an area of 1.5 to 2 acres of parkland is requested in the northern half of the subdivision. A fee can then be paid in lieu of the balance of parkland not provided. Tentative Tract Map 23995 shows a park 1.22 acres in size, located in the northern half of the Single -Family Residential area. The Applicant is requested to enlarge the park to 1.5 to 2 acres to comply with the park dedication requirement. d. Traffic Signals. The following percentage of bonds for proposed traffic signals will be required: i. Twenty-five percent at the intersection of Washington Street and Miles Avenue; ii. Fifty percent at the Multi - Family area access point onto Miles Avenue; iii. Twenty-five percent at the intersection of Miles Avenue and Adams Street. e. Sunline Bus Turnout. Policy 7.5.20 of the La Quinta General Plan requires provision by new developments for bus turnouts where appropriate (See Attachment 12). Sunline Transit has requested reservation of a bus turnout area along Washington Street. A condition has been incorporated in order to allow for this provision. MR/STAFFRPT.074 -15- f. Archaeological Study. The Archaeological Research Unit at University Of California conducted a preliminary study on the property under discussion to establish the possibility of any archaeological remains existing on the site. (See Attachment 6) It was established that the presence of surface artifacts suggest the existence of possible subsurface deposits in several small areas located along the banks of the Whitewater River. The study recommends: "That a program of subsurface testing be conducted to obtain additional information to enable a better understanding of the nature and significance of the undisturbed areas containing surface artifacts. It may well prove that the subsurface remains present are not significant. Alternatively, it may be that the artifact -bearing deposits at depth can provide additional information on the prehistory of the area." A condition has been attached to the approval of this Specific Plan reflecting the above. g. Height Restrictions. Only single -story multi -family units will be allowed within 150 feet of Washington Street and Miles Avenue right-of-way. In the single-family residential area, at least 75 percent of the dwelling units within 150 feet of Miles Avenue must be one story. 3.4.2 Tentative Tract Excluding Commercial Area. If the Planning Commission decides not to approve the commercial section of the project submitted, the Applicant will be requested to resubmit TT 23995, replacing the proposed Commercial area with a Residential area. 4. COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES 4.1 STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION. MR/STAFFRPT.074 -16- 4.2 CalTrans has provided the following comment on the project under consideration: "The traffic generated by this development, when added to the cumulative effect of other existing and proposed development in this area, will nave a signi=ican-r- Route 111 and the Interstat Street Overcrossing. Present no funds available to widen S or the Interstate 10/Was Overcrossing. However, completed SCAG/RTC/CVAG Transportation Study recom State Route 111 to six lan source that was identified in highway improvements was a sales tax and developer fees. mechanism is not current therefore, it might be establish an interim fundi development occurring during period." lmpacz can Duauc 10/Washington _y, CalTrans has -ate Route 111 iington Street the recently Regional lends widening The funding :his report for combination of This funding Ly in place, beneficial to ig account for the transition Funding of such improvements is a policy question not yet addressed by the City. DESERT SANDS UNIFIED SCHOOL DISTRICT. The Desert Sands Unified School District makes the following comment on this project: "The schools servicing this area are already overcrowded. A project with this type density increase could have a significant impact on the schools, depending upon unit types and how quickly the project would be developed." "State law states we can only charge $1.53 per square foot on residential projects, this amount would not be sufficient to mitigate impacts if moderate to low income apartments and/or moderate to low income single-family dwelling units were developed. This type of housing historically has a higher student generation factor than higher end apartments, condos;, or single-family unitst" "For your information, we will also be needing a new elementary school site and a new high school site in this area within the next five to seven years (the elementary MR/STAFFRPT.074 -17- 4.3 school site may be needed sooner if the area develops at a fast pace)." PUBLIC WORKS DEPARTMENT. The City Engineering and Public Works Department has provided a number of standard comments/conditions for this project. Special note should be made, however, of the comments requesting the Developer of this project to contribute towards construction of a low water crossing by Adams of the Whitewater Channel, and widening of the Washington Bridge. 5. SUMMARY AND FINDINGS 5.1 GENERAL PLAN AMENDMENTS. Two alternative General Plan Amendments have been proposed. GENERAL PLAN AMENDMENT ALTERNATIVE 1: General Commercial/High Density Residential/Medium Density Residential (Submitted by Applicant) GENERAL PLAN AMENDMENT ALTERNATIVE 2: High Density Residential/Medium Density Residential/Low Density Residential (Proposed by Staff) Resolutions are attached for both Alternatives. 5.2 CHANGE OF ZONE. Two Change of Zone alternatives have been proposed. CHANGE OF ZONE ALTERNATIVE 1: C-P/R-3/R-1 (Submitted by Applicant) CHANGE OF ZONE ALTERNATIVE 2: R-2A/R-1 (Proposed by Staff) Resolutions are attached for both Alternatives. 5.3 SPECIFIC PLAN. Conditions have been attached for SP 89-012. Alternatively, if commercial land use is not approved for this project, a Minute Motion has been prepared stating that SP 89-012 must be resubmitted, excluding the commercial land use, 5.4 TENTATIVE TRACT. Conditions have been attached for TT 23995. Alternatively, if commercial land use is not approved, a Minute Motion has been prepared stating that TT 23995 must be resubmitted, excluding the commercial land use. MR/STAFFRPT.074 -18- RECOMMENDATION: General Plan Amendment 88-021: OR By adoption of attached Planning Commission Resolution No. 89- 1 recommend to the City Council concurrence with the environmental analysis and approval of GPA 88-021 (approval of application as submitted). By adoption of attached Planning No. 89- , recommend to the City with the environmental analysis 88-021 (as amended). Change of Zone 88-035: OR Commission Resolution Council concurrence and approval of GPA By adoption of attached Planning Commission Resolution �STo, 89- , recommend to the City Council concurrence with the environmental analysis and approval of CZ 88•-035 (approval of application as submitted). By adoption of attached No. 89- , recommend to with the environmental 88- , (as amended). Specific Plan 88-012: OR Planning Commission Resolution the City Council concurrence analysis and approl7a! of CZ By adoption of attached Planning Commission Resolution No. 89- J. recommend to the City Council concurrence with the environmental analysis and approval of Specific Plan 88-012, subject to the attached conditions, By Minute Motion, request resubmittal of SP 88-012 excluding the commercial element. Tentative Tract 23995: OR By adoption of attached Planning Commission Resolution No. 89- recommend to the City Council concurrence with the environmental analysis and approval of Tentative Tract 23995, subject to the attached conditions. By Minute Motion, request resubmittal of TT 23995 excluding the commercial element. MR/STAFFRPT.074 -19- ATTACHMENTS: 1. Location Map 2. Extract from J.F. Davidson Traffic Impact Study 3. Extract from Market Consultant Draft Report 4. Letter/Report from Agajanian and Associates regarding the commercial development potential for the Spanos site 5. elan showing existing and proposed neighborhood shopping center 6. Archaeological Report 7A. General Plan Amendment 88-021 7B. Alternative General Plan Amendment 8A. Change of Zone 88-035 8B: Alternative Change of Zone 9. Specific Plan 88-012 10. Tentative Tract 23995 11. Parkland Dedication ordinance 12. Bus Turnout Policy RIVERSIDE COUNTY L.A QUINTA w w MILES AVENUE FRED 7 WaE :— R W ATTACHMENT No. 1 0 ftkkli 0% a 6 a 'm A T IUN MAP 1:W- AMR-WRIPIC7 "H= g,.' CASE` No. GPA 88-021 CZ 88-035 SP 88-012 TT 23995 L, Lu INDIO uj WESTWARD HO DRIVE 1111111,1111"S.— I I I It I 1111100000 i EXTRACT FROM J.F. DAVIDSON RAF=F=IC REF"ORT Introduction ATTACHMENT No. 2 This traffic impact study was commissioned to determine the specific impact which may be created from a proposed neighborhood retail center. A study conducted by BSI Consultants, Inc. was completed in December of 1988 which addressed this site in addition to a major residential component. Since the completion of the BSI study, questions have been raised concerning the appropriateness of the proposed commercial component. Therefore, this study will address in greater detail, the associated traffic from the commercial site. The study will generate, distribute, and analyze the traffic which may be expected at the completion of this project. The traffic generated will be adjusted to reflect internal and pass -by traffic. These adjustments, which will be described in the trap generation section, were not considered in the BSI study due to the limited magnitude of the retail relative to the overall project. The proposed modifications to the initial BSI study were discussed with Mr. Jerry Crabill of BSI who concurred with the need to evaluate the proposed retail use in greater detail. Included in the discussion with BSI were the adjustments to generated traffic based on pass -by and internal trips. In most cases, both the AM and PM peak hours should be addressed for necessary mitigation measures; however, this study will address only the PM peak due the size of the proposed center. Retail centers of this size do not typically experience morning peaks. With impacts identified, mitigation measures will be recommenced in order to assure acceptable traffic operations during the evening peak. Project Description The propcsed project is part of a larder site which is primarily residential, including 750 multi -family units and 303 single-family units. The project to be addressed by this study is a neighborhood commercial establishment consisting of 60 to 70 thousand square feet on a 7.60 acre site. A proposed access road would be provided connecting Washington Street south of the site to Miles Avenue east of the site. This proposed road will divide the multi -family component. Access to and from the proposed road at Washington Street would be restricted to right turns only. Full access would be provided at the intersection of Miles Avenue and the proposed road. 1 From this table, it is illustrated that the proposed commercial site will not require any off -site improvements other than a storage lane to be used for U-turns on Miles Avenue at the proposed project road. Intersections were analyzed with necessary mitigation measures for background, background plus residential project, and background plus total project traffic. Total project traffic accounts for both the residential and commercial traffic of the A. G. Spanos project. Exhibit 10 illustrates the PM peak required geometrics for the background traffic as well as the specific site required mitigation measures. The commercial site has the greatest impact at the intersection of Washington Street and Miles Avenue. The increase in the ICU value with the commercial traffic is .05 which may be considered minimal. The level -of -service remains unchanged. Other off -site intersections experience no more than a .01 increase in the ICU value. Therefore, the off --site impact of the neighborhood commercial land use is negligible. Furthermore, the establishment of neighborhood commercial centers would help maintain acceptable traffic operations along Highway III by providing the convenience type retail centers within the neighborhoods which they are intended to serve thereby minimizing the otherwise necessary trips to and from the commercial property adjacent to Highway 111. Recommendations 1. Signalize the proposed road at its intersection with Miles Avenue. 2. Provide a 50' storage bay to be used for U-turns on Miles Avenue at the proposed road. 3. Construct the proposed road as a three lane section. The piddle lane would operate as a continuous left -turn lane serving the multi -family and the commercial sites. Conclusions With the above recommendations which address the commercial site and those recommendations developed by BSI Consultants, traffic operations during the PM peak should be maintained at acceptable levels -of -service. This study has generated, distributed, and analyzed the traffic associated with a proposed neighborhood center at the corner of Washington Street and Miles Avenue. The analyses indicate that this proposed establishment would have a negligible impact to the existing and future intersections 16 adjacent to the site. This negligible impact is due to the neighborhood nature of the commercial site. These establishments depend much on pass -by traffic and traffic attracted from the surrounding residential land uses. Intersections more than a couple of miles from the site should not experience any significant impact from this proposed commercial use. 18 ATTACHMENT No. 3 EXCERPT FROM MARKET C'ONSULTAINTS DRAFT REPORT Washing -ton Street Corridor The Was'ington subarea is projected to absorb from 122,000 SF to 310,000 of commercial development by the year 2020. This development is expected to serve principally community and tourist market segments. In the no-r-term, the subarea is expected to serve -the growing residential areas to the north and west with neighborhood and community �:ommercial uses. In the long --term, this subarea is expected to serve both tourists and regional commercial market segments as the corridor becomes a high traffic roadway link to the I. 10. As described more fully in a 12/5/88 memorandum regarding this subarea's potential for commercial development, this subarea can best serve the proximate residential areas in the near -term. Tourist and regional commercial uses can be expected only after Highway 111 sites become less available. Consequently, restricting the use of the 7 acre site to tourist uses only would preclude the property from developing with neighborhood and co:-nmunity commercial uses in the near -term. Increasing the tourist use restriction to the entire subarea would have the same net effect of precluding commercial development in the near term. Prompting near -term tourist related commercial uses in the subarea would likely produce low end developments and not directly compete with other higher end tourist uses in other subareas. These limitations of the subarea are due to some degree upon its 64 acre size. With a larger size, extending to the west and north, the subarea has the potential to compete more effectively for regional commercial uses in the Highway 111 subarea. The development of this larger Washington subarea would not be likely to induce greater amounts of commercial uses in La Quinta. Consequently, development at the enlarged subarea would be attracted from the Highway 111 subarea, thereby slowing projected development in the Highway 111 subarea. F:Lndin s This study has examined the historic trends of commercial development in the Coachella Valley and projected development growth for the Valley. Projections of commercial absorption for the City of La Quinta and its four subareas were then derived from the Valley -wide commercial development projections. The key findings from this study can be summarized as follows: The Washington Street Corridor subarea is projected to absorb between 122,000 SF and 309,000 SF of commercial development by the year 2020. Initially, this projected development will serve the neighborhood and community market segments with retail center uses. After the year 2000 this projected development will serve the tourist and regional market segments with retail center and hotel uses. 3 - BJ/DOCTB.015 0. WASHINGTON eighborhood ommun i -ty egional ourist OTAL eighborhood ommunity .egional 'ourist 1990-1995 1996-2000 2001-2010 2011-2020 1990-20 21,000 28,900 68,000 98,000 215,9 21,000 9,900 0 29,000 30,9 0 19,000 24,000 29,000 72,0 0 0 19,000 19,000 38,0 0 0 25,000 50,000 75,0 311,900 415,900 1,143,800 1,559,700 3,431,3 62,400 49,900 80,000 109,200 301,5 136,300 153,900 285,900 405,500 981,E 9,400 20,800 423,300 655,100 1,108,E 103,800 191,300 354,600 389,900 1,039,E BJ/DOCTB.015 - 7- ATTAC.411MENT No. 4 AGAJANIAN & ASSOCINFES D=VELOPMENT ECCNOMIC AND PLANNING CONSULTANTS December 5, 1988 Mr. Mur:rel Crump Planning Director City of La Quinta 78-105 Calle lEstado La Quinta, California 92253 Subject: Commercial Development Potential for Spanos Site Dear Mr. Crump, The purpose of this letter report is to present our preliminary findings on the commercial development market potential for the seven acre Spanos site located on the SEC of Miles Avenue and Washington Street in the City of La Quinta, California. The site is currently applying for consideration of a General Plan amendment to change the land use from R-2 Multifamily Residential to Tourist Commercial. The findings presented uz this report are based upon a larger commercial market evaluation now underway to prepare an integrated forecast of commercial development for L<z Quinta as a w%ole and for four commercial subareas within La Quinta. Due to the need for an evaluation of the Spanos site prior to the completion of this larger study the information and findings used in this letter report are to be considered preliminary in nature. However, the larger study is sufficiently far along in the analysis to provide fairly sound estimates of commercial demand both for the Coachella Valley and La Quinta. The report presenting this larger study will contain the detailed methodology used, the market information, and the basis for estimating long term commercial demand. This letter report is presented in three sections. The first section briefly describes the Spanos site along with an evaluation of the development opportunities and constraints for the site. Sec^ion two presents an overview of the larger study and the preliminary estimates of commercial demand for La Quinta. The final section presents our findings regarding the commercial development potential for the Spanos site. In summary, this report found that the subject site is not able to effectively compete for the limited amount of commercial demand in the near term future without extraordinary concessions of price or development of marginally commercial uses. Development of competitive properties and increased demand after the year 2000 will, however, create commercial demand to support commercial development at the site. The, greatest and earliest 656 Baker Street, Suite 369 - Costa Mesa, California 92626 - (714) 557 - 7276 demand for the subject site will probably be neighborhood level commercial uses. A. STYE DESCRIPTION The subject site is a seven acre parcel located at the south east corner of Miles Avenue and Washington Street. The site is currently undeveloped, as are the properties surrounding the site. The site is situated just north of the Whitewater wash with principal frontage on Washington Street, an arterial roadway linking La Quinta with Interstate 10 to the north. As such, the roadway can be expected to serve as an important traffic corridor as the City develops. The flood control channel creates a strong visual separation between the north side where the site is located and the south side where other commercially zoned properties fronting on Highway Ill are located. The areas surrounding the site are largely planned for residential uses and are now largely undeveloped. Some residential development is occurring in Riverside County areas to the north of the site and in the City of Indian Wells to the west of the site. Thus, the site is competitively situated to serve both the arterial traffic travelling between La Quinta and the 1-10 and the local residential neighborhoods planned to develop near the site. B. MARKET CONDUIONS The commercial development potential for the site will be largely influenced by the overall growth in commercial demand in La Quinta and the site's competitive position in relation to other sites within La Quinta. It is necessary to first estimate the type, amount and rate of commercial demand growth for La Quinta before evaluating the site's competitive position. Preliminary estimates of commercial development demand have been prepared for La Quinta as part of the larger study described above. The study has reviewed the historical growth of commercial demand for four types of commercial activity. These commercial types reflect particular market areas including neighborhood, community, regional and tourist. Descriptions of these commercial types are presented on Table 1. The estimates of commercial demand for La Quinta are based upon an evaluation of the City's competitive position in the Coachella Valley. Our analysis indicates that La Quinta is one of the fastest growing communities within the Coachella Valley. As indicated on Table 2, the population growth in the City has doubled since 1980 at a growth rate of 10.7% annually. This rapid growth is second only to Cathedral City in the Coachella Valley. Commercial development in the Coachella Valley has been exceeding the residential growth since the tourist industry generates commercial demand above and beyond that needed by the residential population. Since 1980 commercial development has grown at a rate of 13.0% annually, or an average of 823,000 SF per year. During the relatively slow economic period of 1980-1984 commercial demand grew at 11.3% annually or an average of 529,000 SF per year. During the strong growth period of 1984-1988 commercial development grew at a rate of 14.7% annually or an average of 1,160,000 SF per year. There is currently 10,554,000 SF of commercial development in Coachella Valley with 6,585,000 SF added since 1980. La Quinta has absorbed 2.6% of the Valley's commercial development since 1980. This share is expected to increase sharply as the path of development continues to head south along the Highway 111 corridor toward La Quinta. Accordingly, commercial absorbtion in La Quinta is expected to increase from the 1980-1988 average of 21,000 SF per year to 34,900 SF per year in the 1990-2000 period. This rate will further increase to 65,800 SF and 115,200 SF per year in the 2000-2010 and 2010-2020 periods respectively. These estimates reflect the most likely level of commercial demand for La Quinta. Under slow economic conditions we estimate annual absorbtion to be 22,500 SF, 42,300 SF, and 74,100 SF for each succeeding decade while under rapid economic growth we estimate the absorbtion rates to be 47,400 SF, 89,300 SF and 156,300 SF respectively. Commercial demand within La Quinta for neighborhood, community, regional and tourist uses will be limited by the total commercial demand for the City. The likely location of these commercial types in each of the four commercial subareas within the City will be. largely dependent upon the site characteristics of each subarea and their competitive positions. Commercial acreage within La Quinta is plentiful for all types of commercial development. The Village Core, North Washington Street, and Jefferson Street subareas can provide for neighborhood and community commercial uses. The Highway 111 corridor subarea can provide for regional and community commercial uses. Tourist commercial uses are expected to locate within the Highway 111 subarea for access and visibility and the Jefferson Street (PGA West) subarea for a destination hotel and associated tourist facilities. C. SITE POTENTIAL. About 350,000 SF of commercial development are forecast for La Quinta between the years 1990 and 2000. This amount of development is equivalent to 6 neighborhood centers, 4 community centers, one-half of a regional shopping center, or a hotel with 875 rooms. These estimates can be doubled for the following decade and doubled again for the 2010 to 2020 decade. It is clear from these estimates that commercial development within La Quinta will largely occur after the year 2000. The subject site has possibilities for all types of commercial development. The site can support neighborhood commercial uses to service the residential areas in close proximity to the site. This level of commercial development would be competitive at the site. The period of absorbtion would depend largely upon the timing of the planned residential neighborhoods nearby. The subject site also has possibility to support community level commercial uses due to it's 3 frontage on Washington Street.. This level of commercial activity is less likely at the site due to the smaller size of the site and the availability of competitive sites located along the Highway Ill corridor. The high visibility, easy access and large parcel sizes along Highway 111 make the corridor a far more desirable location for community level commercial uses than the subject site. The subject site is too small and not well located to effectively compete for any regional level commercial uses. Tourist commercial uses can be supported at this site. However, these tourist uses, such as hotels, motels, restaurants, attractions, amusements, specialty retail and transportation services, are far more likely to seek locations along Highway 111 unless they are associated with a destination hotel. Thus, the subject site has a far greater chance to support tourist commercial uses only after the Highway 111 corridor has been largely built out. From this evaluation we may make the following findings regarding commercial market potential for the subject site: 1. The site is in a weak competitive position for any commercial use besides neighborhood level commercial uses because it does not appear to have any particular locational advantages over other available properties. The demand period for neighborhood level commercial uses may occur before the year 2000 as nearby residential areas develop. However, it is more likely that neighborhood level commercial demand will occur after the year 2000. 2. The site can accommodate other level commercial uses but will require extraordinary conditions to attract these uses from other more competitive sites within La Quinta in general and the Highway 111 corridor in particular. These extraordinary conditions may involve reduced costs, availability, or the accommodation of marginal commercial uses. 3. Hotel/motel use of the site does not appear to be supportable at this time or in the near future. Locations for convenience hotels/motels along Highway Ill are far more competitive except for budget level facilities. However, the site may support a moderate level hotel/motel after the year 2000 as the availability of suitable sites diminishes following the development of the Highway 111 corridor. 4. There is not expected to be sufficient commercial development demand in La Quinta to induce commercial development of the subject site before the year 2000. The increased rate of absorbtion for commercial uses in La Quinta after the year 2000 will, however, be significant enough to create commercial demand for the subject site. 5. In short, the subject site is not able to effectively compete for the limited amount of commercial demand in the near term future without extraordinary concessions of price or development of marginal commercial uses. Development of competitive properties and increased demand after the year 2000 will, however, create commercial demand to support commercial development at the site. 4 Table 1 DESCRI[ MON OF COMMERCIAL N[A.RKETS Market Level Market Area Neighborhood Serving local residential areas within 1.5 miles of the site. Community Serving residential and business commercial needs within 5 miles from the site. Regional Serving residential and business needs within Coachella Valley or about 20 miles from the site. Tourist Serving overnight visitors from outside the Coachella Valley from throughout the world. Source AGAJAN AN & Associates Typical Commercial Uses Convenience outlets, food stores, drug stores, gasoline stations, fast foods and similar uses. Retail apparel, hardware, banks, small department stores, personal services, auto repairs, restaurants, movie theaters and similar uses. Retail discount stores, appliances, new car auto sales, larger offices, hospitals, theaters, major department stores and similar uses. Destination hotels, convenience hotels, budget hotels, specialty retail, specialty restaurants, attractions and similar uses. Table 2 POPULATION GROWTH OF COACHELLA VALLEY CITIES Annual Growth City 1-1-1981 1-1-1988 Rate Cathedral City 12,041 26,758 12.08% Coachella 9,469 14,115 5.87% Desert Hot Springs 6,245 10,383 7.53 % Indian Wells 1,473 2,443 7.50% Indio 22,490 33,068 5.67% La Quinta 4,552 9,274 10.70% Palm Desert 12,120 18,088 5.89% Palm Springs 31,549 31,919 0.17% Rancho Mirage 6,333 8,525 4.34% Coachella Valley Cities 106,632 154,573 5.45% Riverside County 680,710 946,074 4.82% 4 County Region 11,119,874 12,980,699 2.24% Source AGAJAIVIAN & Associates California Department of Finance ATTACHMENT No. 6 REEVALUATION OF ARCHAEOLOGICAL SITE CA-RIV-2200 RECORDED ON TENTATIVE TRACT 23995, LOCATED NEAR INDIAN WELLS IN RIVERSIDE COUNTY, CALIFORNIA By: Daniel F. Mk:Carthy Staff Archaeologist Archaeological Research Unit University of California Riverside, CA 92521 UCRARU 1970 Philip J. Wilke Administrator and Principal Investigator El 3 for: J. F. Davidson Associates, Inc. 73--080 E1 Paseo, Suite 106 Palm Desert, CA 92260 Attn: Ref: December 1988 Michael B. Dotson Project Planner W.O.1 8810576-01 Table 2 POPULATION GROWTH OF COACHELLA VALLEY CITIES Annual Growth City 1-1-1981 1-1-1988 Rate Cathedral City 12,041 26,758 12.08% Coachella 9,469 14,115 5.87% Desert Hot Springs 6,245 10,383 7.53% Indian Wells 1,473 2,443 7.50% Indio 22,490 33,068 5.67% La Quinta 4,552 9,274 10.70% Palm Desert 12,120 18,088 5.89% Palm Springs 31,549 31,919 0.17% Rancho Mirage 6,333 8,525 4.34% Coachella Valley Cities 106,632 154,573 5.45% Riverside County 680,710 946,074 4.82% 4 County Region 11,119,874 12,980,699 2.24% Source AGAJAN AIvT & Associates California Department of Finance 5. _ � t ^, Q :tom , '•w.rl � �,. n•-� -'R\.� A�]_i n��ii � . � CO ® V 'a30tl OW; •S/r�.•�.y ..,a.a•: 1� 15 _ �. 130tlNOW X N a it TTIi �; artr �sf ? r• ± ; ; C r—r Ih 1 •r• a • e� 4a. •\ Sim {pl�� ,E wt� r� �'�, \• 0 1� I. I..r�, .Q � 4 Y-- f r , ' '' •M + . `•, •n - per, : J .� ..{• ; � F ' "J ' � ir'�: 00 � . 1.a � a a f 9 .c s_ 1� 4! w„H • . P . T 4f' r�o• � �� > J r 1"3H1� . E}.$g 3 C/L co � ]] ¢ C• �° o S5L 'A� j • ` jJ• �t� o''�.v°i''j,'- :�Q,-� ,O '1: '__"`W '_"._�r,N y,naA ..!'j _'io,io,j: y'< W a .f,• a r • ;It it Aau -41 -� r �J�/ C r: �` r •1L V ,lr,l r! i d�n-n l�^rl.�r4^` � I Oi 4 Sp m � � a•b, n, mow. ±�''i �y�_' .�.n •� �®A]� ATTACHMENT No. 6 REEVALUATION OF ARCHAEOLOGICAL SITE CA--RIV-2200 RECORDED ON TENTATIVE TRACT 23995, LOCATED NEAR INDIAN WELLS IN RIVERSIDE COUNTY, CALIFORNIA By: Daniel F. WCarthy Staff Archaeologist Archaeological Research Unit University of California Riverside, CA 92521 UCRARU 1970 Philip J. Wilke Administrator and Principal Investigator for: J. F. Davidson Associates, Inc. 73--080 El Paseo, Suite 106 Palm Desert, CA 92260 Attn: Michael B. Dotson Project Planner Ref: December 1988 W.O.1 8810576--01 INTRODUCTION An archaeological assessment was performed on Tentative Tract 16449 by Jean A. Salpas in 1980. The project area, now identified as Tentative Tract 23995, is located northeast of Washington Avenue and the Whitewater River flood control channel. One archaeological site, CA-RIV-2200, was identified on the project area during the course of the 1980 field investigation. This archaeological site was described as a sparse scatter of artifacts along the northern edge of the Whitewater River. Before development of the project area can proceed, the recommendations made by Salpas (1980:11) need to be addressed. Specifically, Prior to development, the locations of all surface cultural resources would be mapped and collected. In addition, the area of ash and charcoal (hearth) should be tested for depth, sub -surface artifacts, and any evidence of a cremation. At the request of Michael B. Dotson, J. F. Davidson and Associates, Inc., the Archaeological Research Unit (ARU), University of California, Riverside, conducted an evaluation of the archaeological site CA-RIV-2200. On November 22, 1988, the author met with Mr. Dotson at the site to review and assess the most appropriate way of mitigating adverse effects to the site. It was necessary to relocate the site and assess its nature and present condition in order to evaluate the proposed recommendations and offer current recommendations for mitigation. Surface artifacts are scattered along the southern part of the property along the former banks of the Whitewater River. There are two areas located in the southeastern portion project area where artifacts were concentrated. The artifacts observed, mostly pottery, along much of the southwestern property boundary may represent secondary deposits because much of the bank has been modified during earth moving activities to channelize the river for flood control. These artifacts were all located on soils that have been either pushed up from the river bottom or moved latterly along the former river bank. Because of these disturbances, the context of the materials is lost and it is unlikely that it can ever be determined. Surface evidence of artifacts was limited, however, there is the possibility of isolated locations that may contain subsurface cultural deposits. During this field evaluation only a few artifacts were observed on the surface, but include numerous pottery sherds, fire -affected rock, and some bone fragments. Cremations are reported to be present, however, there 2 was no surface evidence. There is insufficient data at this time to determine whether the site was used on a permanent or seasonal basis. The presence of any deposits, their depth, or significance cannot be determined at this time. The lack of surface artifacts could be due to past disturbances on the property. These include dumping, ORV use of the area, and maintenance roads and construction activities associated with the flood control channel. Also, relic hunters picking up artifacts could be responsible for the lack of surface artifacts. RECOMMENDATIONS The surface artifacts suggest the presence of possible subsurface deposits in several small discrete areas located along the banks of the Wlhitewater River. Shifting sands may have hidden other evidence of aboriginal use of the area. Therefore, it is necessary to test for any subsurface deposits. It is recommended that a program of subsurface testing be conducted to obtain additional information to enable a better understanding of the nature and significance of the undisturbed areas containing surface artifacts. It may well prove that the subsurface remains present are not significant. Alternatively, it may be that the artifact -bearing deposits at depth can provide additional information on the prehistory of the area. This proposal outlines a testing program that is designed to reveal the extent, context, significance, and presence or absence of deposits, and attempt to gain additional information on the behavioral classification of the site and perhaps on the probable time that site was used in the past. In order to most efficiently determine whether subsurface cultural deposits are present at the site, two methods of excavation are proposed. The first consists of a series of backhoe trenches placed at intervals throughout the site area, and the second consists of hand excavated 1 x 2-m units. The primary emphasis in this phase of the fieldwork is to determine the presence or absence of cultural deposits, and their depth if deposits are encountered. The trenches will be excavated to a depth of not greater than 2.0 m (6.6 ft), with an average length of 6.0 m (20 ft). After areas containing subsurface cultural deposits have been identified, data to evaluate the complexity of these deposits will be obtained from the hand -excavated units. These units will be excavated in arbitrary 10-cm levels unless 3 cultural stratification is present, in which case those strata will form the vertical provenience. All excavated soil will be screened through 1/8-inch mesh. Cultural and ecological remains, kept separate by unit and level, will be packaged and labeled in the field for transport to the laboratory where analysis will be conducted. Recommendations for further studies will be made if the site contains significant materials. The purpose of this phase of the fieldwork is to collect quantitative data on the character and quantity of remains contained in the deposits, so that the data recovery/protection plan can address the specific research values. The testing may well prove that no subsurface remains are present within the boundaries of Tentative Tract 23995. If this is the case, a report detailing the test phase with recommendations for no further work will be submitted. REFERENCE Salpas, Jean A. 1980 An Archaeological Assessment of Tract 16449. MS on file at the Eastern Information Center, Archaeological Research Unit, University of California, Riverside (MF-1027). 'NERAL PLAN AMENDMENT 88-021 ATTACHMENT No., CHAM OWERAL MMKIAL c 10;FDIUM DF24SITY 4-8 MMLLINOUS/ACRE APPROX. 84 ACRES HIM DENSITY 01 C+ APPROX. 0 C 44V\*4,_-4 40 ACRES EXISTING GENERAL PI.AN LAND USE -:,I A d7lm GENEM OOMM'L. + 7.5 ACRES 49 ACRES HXMi DFNSXTY RESIDENTIAL Mb 4b qb 7 AM EASEMEM % —1 67 ACRES C. mmnz4 DENSITY RF-SXDMTXAL c' 4 Ft MPOSED Gla9FRAL PUN LAND USE A L TE R N A T I V IE ATTACHMENT No.-j ('3*1ENERAL PLAN AMENDMENT cw)wL GFNEW CWERcIAL MEDIUM DEXSXTY 4-8 De6lLTNC.S/A= APPROX. 84 ACRES 44771-- 4 *Ilk MMLYNGVACRE APPROX. �ACRES Il EXXSTING CUNML PLAN LAND.-,11 9 KMMM 6FNSI-ZY IMSIMMIn M-7f 30 ACRES w F cc HIGH EF-24SITY 7 % #4 % Arm FXSEMW + 67 ACRES CLOW DENSITy RFSIDEMIAL . c 40 PROPOSED GEM;-RAL PLAN LAND USE CHANCE OF ZONE 88-035 ATTACHMENT No.8A wa • s.om w_t --- ----• - w>t!t YIGINI •— I ArlNlt wte..! Noa! NAr \ R-2-8000 CHANGE OF ZONE EXHIBIT \ TENTATIVE TRACT N• 23,995 Ml jA- t I IV CY,C.N;Y> Nav ICY 2 �a riI•C.s I `� I ` CO Q O� �s 71 4� I EXISTING ZONING j w. wa- woeo w'� wYtr! rauwY arlNa! .roa..t rna! nv \\ C P Proposed w.t aaao •� Zone CHANGE OF ZONE • 7acres EXHIBIT \ R _ 3 TENTATIVELY TRACT N y23,995 Proposed Zone 49.75 acres R _ '' c+ PY� SA -Proposed Zone I � d°t1Si k 67.25 acres ^YN.. IrrTT rW II �y Irc I' �t O� of PROPOSED ZONING \ AL I" RNATIVE CIIANCF OF 1'ONE ATTACHMENT No. 8B �\ 11-2-8000 CHANGE OF ZONE' EXHIBIT \ TENTATIVE TRACT N' 23,99g re(rrr 2N. A. i N rwa¢rlrrc EXISTING ZONING w.2 it O 1. CHANGE OF ZONE' EXHIBIT \ TENTATIVE TRACT N' 23,995 Mcerr V Low C - @ rio a.. �.r - _.�=c..• rrrwrr rae..r anrr .awr I R-2A Proposed Zone ± 67 acres R-1 Iz r�uwr aoe.ar roam nwe er(rrr I R_I ' Proposed Zone I. 67.25 ttcr88 PROPOSE;.D ZONING ATTACIAMENT No. 9 r, VK4 I toa fir--- %4 A -I v Irk Ll Jq 4 WT- 74e,111ult1: $; cl� �91 I In if Ld !--,I SH 81! Oil zw off 44i .; Fix p: I M 04 ai ILV ' I 39M. LAJ i(L CZ) U IS C) z < j!! CD c::,L C3 :Q;, 10 2 z ...... . Z; Z UP .04 ,evATTACHMENT No. 10 Nl * W OY t !t `e.j_ti•'/—..-� _ }:.` ^r��'A y'P ,:,r! ,R, M�; fj : � : a 7� �7 %� a� t � - .Y L ' /69 I'� I '1 ry 9 / �'IV • ,'- �q"[t' ,!� };; +." I FF il; � ;' -�: S tl ♦ 1�R +— 3 �• IT 3 L' - •t.!(. � � /l/ t� / � r ! s i 1+ _ ! S � �} • 1 \ • d •,1,�'! • � ' R ± Y A rn .• i g/1 , i .s.��'' R �.l ,�/ e ■ e z r` u� ♦ • ! i �{ Y +l it I'+ j � � `, z✓ '+'/r♦� 'S. ; ; w / 3� ��:< ;'� t� r- s �� 9 � o� I I •QI � P ,o • ..a `Ctr • 1�/ a a z° • o 1+ 1'= 1 t -x t 'x . 1 Y � t e z ! 3 • i � . �' / , i Y vc. �� d ■ 3 r 1 •a `�P It cr— Ld NI � NO S; .I'. da. �Rl� := €I .n= "s €_€G'�u $�•..� . i� W ATTACHMENT No. 11 Access rights may be restricted when necessary where the ultimate right-of-way width is eighty-eight feet or greater, except for approved access openings. (Ord. 5 §1(part), 1982: county Ordinance 460 §10.1) ARTICLE II. DEDICATI0N OF LAND AND PAYMENT OF FETES FOR PARX AND RECREATION PURPOSES 13.24.020_ Authority and Purpose. This article is en- acted�pursuant to the authority of Government Code Section 66477 for the purpose of requiring the dedication of land or payment of fees, in lieu thereof, for park and recreational purposes, as a condition to approval of a tentative map or parcel reap. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(A)) 13.24.030 Requirements. A. For residential subdivisions of greater than fifty lots, the subdivider shall dedicate land or pay a fee, or combination thereof, in such ratio as recommended by the .commission and approved by the council. For residential subdivisions containing fifty Lots or less, the subdivider shall pay a fee only. All fees shall be equivalent to three acres per one thousand popu- lation projected to inhabit said subdivision. �p. B. All dedications shall be equivalent to three acres per one thousand population projected to inhabit said subdi- vision. All fees shall be based on the average appraised currant market value of the undeveloped land in the subdivi- sion as detennined by the city assessor. Projected popu- lation shall be calculated by multiplying the numbers of units to be constructed by the average household size for the entire city as shown on the latest federal census or a census taken pursuant to Section 40200, Chapter 17 of Part 2 of Division 3 of Title 4. C. Subdivisions containing less than five parcels and not used for residential purposes shall be exempted from the requirements of this section; provided however, that a con- dition may be placed on the approval of such parcel map that if a building permit is requested for construction of a res- idential structure or structures on one or more of the par- cels within four years the fee may be required to be paid by the owner of each such parcel as a condition to the issuance of such permit. D. The provisions of this article do not apply to com- mercial or industrial subdivisions; nor do they apply to condominiiun projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment build- ing which is more than five years old when no new dwelling units are added. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(B)) 281-36 (La Quinta 6/87) 13.24.040--13.24.050 ----JP13.24.040 Use of land and/or fees. All land to be dedicated for park or recreational purposes shall be found to be suitable by the commission and the appropriate recre- ation agency, subject to council approval, as to locations, parcel size and topography for the park. Park and recrea- tional purposes may include active recreation facilities such as playgrounds, playfields, gardens, pedestrian or bi- cycle paths or areas of particular natural beauty, including canyons, hilltops and wooded areas to be developed or left in their natural state. Also included are land and facil- ities for the activity of "recreational community garden- ing," which activity consists of the cultivation by persons other than, or in addition to, the owner of such land, of plant material not for sale. Land to be dedicated may in- clude all or part of a proposed facility. All fees are to be used for the purpose of developing new or rehabilitation of existing neighborhood or community park or recreational facilities to serve the subdivision inhabitants. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(C)) �---� 13.24.050 Credits. A. If the subdivider is required to provide park and recreational improvements to the ded- icated land, the value of the improvements together with any equipment located thereon shall be a credit against the pay- ment of fees or dedication of land required by this article. B. Planned developments and real estate developments, as defined in Sections 11003 and 11003.1, respectively, of the Business and Professions Code, shall be eligible to receive a credit, as determined by the council, against the amount of land required to be dedicated, or the amount of the fee imposed, pursuant to this article, for the value of private open space within the development which is usable for active recreational uses. (Ord. 77 §2(part), 1985: county Ordinance 460 $10.27(D)) Chapter 13.28 IMPROVEMENTS Sections: 13.28.010 Land divisions improvements. 13.28.020 Plans required. 13.28.030 Improvements for subdivisions. 13.28.040 Schedule A subdivision --Generally. 13.28.050 Schedule A subdivision --Streets. 13.28.060 Schedule A subdivision --Domestic water. 13.29.070 Schedule A subdivision --Fire protection. 13.28.080 Schedule A subdivision --Sewage disposal. 281-37 (La Quinta 6/87) ATTACHMENT No. 12 of the University of California in 1983 entitled "Traffic Safety Evaluation, Enforcement and Engineering Analysis, provides Information to guide action in this area. ,Implementation Policy: POLICY 7.5.17- INSTALLATION OF ALL NEW TRAFFIC CONTROL DEVICES SHOULD BE BASED UPON ESTABLISHED WARRANTS AND PROFESSIONAL ANALYSIS IN ORDER TO ASSURE TRAFFIC SAFETY AND REDUCE POTENTIAL PUBLIC LIABILITY. POLICY 7.5.18 - THE CITY SHALL ESTABLISH A TRAFFIC MONITORING PROGRAM IN ORDER TO DETERMINE THE NEED FOR TRAFFIC CONTROL DEVICES, PARTICULARLY AS IT RELATES TO IMPACTS ASSOCIATED WITH NEW DEVELOPMENT. POLICY 7.5.19 - TRAFFIC CONTROL DEVICES SHALL BE INCLUDED WITHIN THE CITY'S INFRA- STRUCTURE FEE PROGRAM. Public Transportation - The Sunline Yiansit Agency, SunBus# currently provides services in the La Quinta area. Line 4 loops from Palm Desert through the developed areas of La Quinta on a one -hour schedule. Future increased use of bus transportation could provide benefits such as reduced congestion, better air quality, etc. Implementation Policies: POLICY 7.5.20 - PROVISIONS FOR BUS TURNOUTS SHALL BE PROVIDED WHERE POSSIBLE AND BE REQUIRED OF ALL NEW DEVELOPMENTS WHERE APPROPRIATE. 00YERED- BUS-- SHELTERS SHALL BE PROVIDED AT EVERY BUS STOP IN THE CITY, TO BE A CONDITION OFNEWDEVELOP- MENT, OR TO BE PROVIDED BY THE CITY, IN COOPERATION WITH SUNLINE, WHERE NO DEVELOPMENT EXISTS OR IS PLANNED. POLICY 7.5.21 - EXPANSION OF BUS SERVICE TO LA QUINTA SHOULD BE EXPLORED WITH THE TRANSIT AGENCY. POLICY 7.5.22 THE POTENTIAL FOR A LOCAL "SHOPPER SHUTTLE" BUS SHOULD BE ANALYZED AND GRANT SUPPORT INVESTIGATED. VII-3119 PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT NO.88-099 AND APPROVAL OF GENERAL PLAN AMENDMENT NO. 88-021, A REQUEST TO AMEND THE LA QUINTA GENERAL PLAN LAND USE MAP FROM MEDIUM AND HIGH DENSITY RESIDENTIAL TO MEDIUM AND HIGH DENSITY RESIDENTIAL (ALTERED CONFIGURATION) AND GENERAL COMMERCIAL. CASE NO. GPA 88-021 - A.G. SPANOS WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider the request of A.G. Spanos Construction, Inc. to amend the La Quinta General Plan Land Use Map from Medium and High Density Residential to Medium and High Density Residential (altered configuration) and General Commercial for a site totaling 132.5 gross acres, located between Washington Street, Miles Avenue, Adams Street and the Coachella Valley dater District Wash, La Quinta, excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive), more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said General Plan Amendment: I. Traffic impacts caused by the implementation of GPA 88-021 can be mitigated to a large degree. 2. Location of a general commercial land use as proposed by this project would not be viable from a near -term land use inventory perspective. However, development of competitive properties and increased demand after the year 2000 will create commercial demand to support commercial development on this site. MR/RES089.015 -1- 3. The request for commercial land use and a multi -family residential area at a density of +15 units per acre is consistent With the goals and policies of the La Quinta General Plan. 4. This General Plan Amendment application complies With the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5). Mitigation measures can be generated to reduce the impact of General Commercial and High Density Residential land uses on the subject property. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1.. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That the Planning Commission does hereby recommend to the City Council approval of General Plan Amendment No. 88-021, consisting of a Land Use Map Amendment as described in Exhibit "A", attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th day of April, 1989, by the following vote, to Wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.015 -2- PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CCNCURRENCE WITH ENVIRONMENTAL ASSESSMENT NO.88-099 AND APPROVAL OF GENERAL PLAN AMENDMENT NO. 88-021, A REQUEST TO AMEND THE LA QUINTA GENERAL PLAN LAND USE MAP FROM MEDIUM AND HIGH DENSITY RESIDENTIAL TO MEDIUM AND HIGH DENSITY RESIDENTIAL (ALTERED CONFIGURATION) AND LOW DENSITY RESIDENTIAL. CASE NO. GPA 88-021 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider an application to amend the La Quinta General Plan Land Use Map from Medium and. High Density Residential to Medium and High Density Residential Ialtered configuration) and Low Density Residential totaling 1.32.5 gross acres, located between Washington Street, Miles Avenue, Adams Street and the Coachella Valley Water District Wash, La Quinta, excluding the small triangular area just: north of the Wash, and just south of the east/west Avenue 46 alignment (Westward Ho Drive), more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH, RANGE" 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said General Plan Amendment: L. Traffic impacts caused by the implementation of GPA 88-021 can be mitigated. .2. The request for a High Density area at 12-16 du/ac and a Medium Density area at 4-8 du/ac and a Low Density area at 2-4 du/ac is consistent with the goals and policies of the La Quinta General Plan. 3. This General Plan Amendment application complies with the requirements of "The Rules to Implement the California Environmental Quality Art of 197011 (County of Riverside Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5). Mitigation measures can be generated to reduce the impact of High, Medium, and Low Density Residential land uses on the subject property, MR/RESO89.016 -1' NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows; 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That the Planning Commission does hereby recommend to the City Ccuncil approval of General Plan Amendment No. 88-021, consisting of a Land Use Map Amendment as described in Exhibit "A", attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission; held on this 25th day of April, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.016 -2- PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT NO. 88-099 AND APPROVAL OF A CHANGE OF ZONE FROM R-2-8000 AND R-1 TO C-P, R-2A AND R-1 ON A 132.5-ACRE SITE. CASE NO. CZ 88-035 - A.G. SPANOS CONSTRUCTION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider the request for a Change of Zone from R-2-8000 and R-1 to C-P, R-2A and R-1 on a 132.5-acre site, located between Washington Street, Miles Avenue, Adams Street and the Coachella Valley Water District Wash, La Quinta, excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive), more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all ..nter_ested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Change of Zone application: :L. The proposed Change of Zone is consistent with the goals and policies of the La Quinta General Plan. :2. This Change of Zone application complies with the requirements of "The Rules to Implement the California Quality .Act of 1970" (County of Riverside, Resolution No. 82-21.3, adopted by reference in City of La Quinta Ordinance No. 5). a. Mitigation measures can be generated to reduce the impact of a commercial land use and an R-2A zone on the subject property. b. Mitigation measures can be generated to reduce the impact on the transportation and circulation systems of this area by the introduction of a commercial use on the subject property. MR/RES089.017 -1- NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend to the City Council approval of the above described Change of Zone request, and as illustrated on the map labeled Exhibit "A", attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th day of April, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RES089.017 -2- :RANGE OF ;ZONE 38---035 EXH1E.31T A Rf-fast R./ w,al{ YICIM) IrfwH �rOtnL wrl llRt C P `Proposed Z c n e CHANGE OF ZONE \7 nCres EXH BIT R--2A TENTATIVE TRACT N y23,995 Proposed Zo ne ravwr 49.75 acres R j\ Proposed Zone 67.25 acres : 1 I• to J�f f cy �t II PROPOSED ZONING PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL .ASSESSMENT NO. 88-099 AND APPROVAL OF A CHANGE OF ZONE FROM R-2-8000 AND R-1 TO R-2A AND R-1 ON A 132,5-ACRE SITE. CASE NO. CZ 88-035 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th da-V of April, 1989, hold a duly -noticed Public Hearing to consider the request for a Change of Zone from R-2-8000 and R-1 to R-2A and R-1 on a 1.32.5-acre site, located between Washington Street, Miles Avenue, Adams Street and the Coachella Valley Water District dash, La Quintal excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive), more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all Lnterested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Change of Zone application: :L. The proposed Change of Zone is consistent with the goals and policies of the La Quinta General Plan. 2. This Change nf Zone application complies with the requirements of "The Rules to Implement the California Quality Act of 1970" (County of Riverside, Resolution No. 82--21.3 , adopted by .reference in City of La Quinta Ordinance No. 5). am Mitigation measures can be generated to reduce the impact of an R-2A zone on the subject property. h,, Mitigation measures can be generated to reduce the impact on the transportation and circulation systems of this area by the introduction of R-2A and R-1 uses on the subject property. MR/RESO89a018 -1- NOW, THEREFORE, BE IT RESOLVED by the Planning Commission_ of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend to the City Council approval of the above described Change of Zone request, and as illustrated on the map labeled Exhibit "A", attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Qu.inta Planning Commission, held on this 25th day of April, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAINi CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.018 -2- l.1-4A1Vnu C11- 'zniKia .r%i. 111".1.9r. w CHANGE OF ZONES EXHIBIT TENTATIVE; TRACT Nr 23.995 \ H p � R°-2A Proposed Zone t 57 acres f R_1 ' Proposed Zone I: 67.25 acres I; la PROPOSED ZONING PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT NO. 88-099 AND APPROVAL OF SPECIFIC PLAN NO. 88-012 CASE NO. SP 88-012 - A.G. SPANOS CONSTRUCTION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider the request of A.G. 1,panos Construction, Inc. for a commercial, multi -family residential, and single-family residential development for a 1.32.5-acre site located between Washington Street, Miles Avenue, Adams Street and the Coachella Valley Water District Wash, La Quinta, excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive), more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and, WHEREAS, said Specific Plan request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance Nov 5), in that the Planning Director has conducted an initial study and has determined that, although the project. could have a significant adverse impact on the environment, -the mitigation measures incorporated into the Conditions of Approval will mitigate those project impacts to :Levels of insignificance; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Specific Plan 88-012, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all .interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan: 1. The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan. MR/RESO89.019 -1' 2. The Specific Plan is compatible with the existing and anticipated area development. .1. The ;project will be provided with adequate utilities and public services to ensure public health and safety. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows 1'. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-099, indicating that the proposed Specific Plan will not result in any significant environmental impacts as mitigated ]oy the recommended Conditions of Approval; 2. That it does hereby recommend to the City Council approval of the above -described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED and .ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th day of .April, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.019 -2- PLANNING COMMISSION RESOLUTION NO. 89- CONDITIONS OF APPROVAL SPECIFIC PLAN 88-012 PROPOSED APRIL 25, 1989 1.. The development shall comply with Exhibit 1, the Specific Plan for Specific Plan 88-012, and the following conditions, which conditions shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. a. The project shall be limited to access points as illustrated on the Specific Plan, Exhibit 1. b. The following access points will be right-in/right-out only: o Both access points into the commercial area; o The northern access into the single-family residential area. C. In. she following cases, access points in this project must line up with access points identified by approved tentative tracts located opposite this project: o The most northerly access point on Adams Street; o The most easterly access point on Miles Avenue; o The multi -family area access point onto Miles Avenue. :3. The following conditions apply to the commercial area: a. Only the following tenants can be located in the commercial area: grocery, drug, small personal services and shops, Circle K- and 7-11-type tenants. b. The commercial area should be broken up into at least three commercial buildings, and not become one linear structure. C. Commercial retail uses shall not be permitted or any satellite pad located along Washington Street. MR/CONAPRVL.054 -1- d. The Developer shall submit and receive approval for a commercial plot plan for the above -proposed development prior to any development taking place. e. The building height limit for this area is one story. 4. The following conditions apply to the multi -family residential area: a. The Developer shall submit and receive approval for a residential plot plan for the above development prior to any development taking place. b. One parking space provided per multi -family unit must be covered. C. The linear parking area on the eastern boundary of the east phase of the multi -family unit complex shall be divided into two areas separated by a landscaped area or dwelling units. d. Buildings in the multi -family area must be set back 50 feet from the multi-family/single-family residential area boundary. If two story dwellings are located alongside this boundary, they must be oriented away from the single-family residential area. 1_5. The Applicant shall provide, within the multi -family housing area, a total of five percent affordable housing, (5, Specific Plan 88-012 shall expire on the same date Tentative Tract 23995 expires. Approval of extension of time for TT 23995 shall constitute extension of time for SP 88-012. MR/CONAPRVL.054 -2- PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT NO. 88-099 AND APPROVAL OF TENTATIVE TRACT NO. 23995 TO ALLOW THE CREATION OF A COMMERCIAL AND RESIDENTIAL SUBDIVISION ON A 132.5-ACRE SITE CASE NO. TT 23995 - A.G. SPANOS CONSTRUCTION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider the request of A.G. Spanos Construction, Inc. to subdivide 132.5 acres into one commercial lot, three high density residential lots, and 300 single-family development lots, generally located between Washington Street, Miles Avenue, Adams Street and the Coachella Valley Water District Wash, La Quinta, excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive), more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and, WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has conducted an initial study and has determined that the proposed tentative tract 1arill not have a significant adverse impact on the environment; and, Whereas, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 24035, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all .interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Tentative Tract Map: MR/RESO89.020 -1- 1. That Tentative Tract No. 23995, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, C-P, R-2A, and R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site has a rolling topography because of the sand dunes, with the overall slope going from the north to the south of the property. The proposed circulation design and lot layouts, as conditioned; are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 23995 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 23995 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 23995, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 23995, as conditioned, provides storm water retention, park facilities, and noise mitigation. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map,. the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for ;purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; MR/RESO89.020 -2- NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows- 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-099 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract Map No. 23995 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th day of April, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.020 -3- PLANNING COMMISSION RESOLUTION NO. 89- CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23995 PROPOSED AP:RI L 25, 1989 P.,. GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 23995 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire two years after the original date of approval by -the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The Developer is subject to the mitigations noted in the archaeological report prepared by the Archaeological Research Unit, University of California at Riverside, Reference W.O.#8810576-01, dated December, 1988. 5. The Developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. Traffic and Circulation 6. The Applicant shall construct or bond for half street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: a. Washington Street shall be constructed to City standards for a 120-foot right -•of -way width (Major Arterial), with a curb -to -curb MR/CONAPRVL.055 -1- 13. width of 96 feet, with a six-foot sidewalk, and two -percent cross slope to centerline, plus joins. b. Miles Avenue shall be constructed to City standards for a 110-foot right-of-way width (Primary Arterial), with an 18-foot raised median island, six-foot sidewalk, and two -percent cross slope to centerline, plus joins. C. The Applicant shall construct all private street improvements to the requirements of the City Engineer and the La Quinta Municipal Code. d. The interior public street system shall be designed pursuant to the approved Exhibit 1 (tract map) for TT 23995. The cul-de-sac streets shall be designed for a 50-foot right-of-way with 36-foot width curb -to -curb. A five-foot utility easement shall be granted on each side of the 50-foot right-of-way. All other streets shall have a 60-foot right-of-way, a six-foot sidewalk, and two -percent slope. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department, 7. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements (i.e., County of Riverside). CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 8. Prior to final map approval by the City Council, the Applicant shall submit a proposal to the Planning Commission, for recommendation to the City Council, for meeting parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code. The proposal for dedication, fee -in -lieu, or combination thereof shall be based upon a dedication requirement of 2.63 acres, as determined in accordance with said Section. 9. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval, The study MR/CONAPRVL.055 -2- shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc,), and other techniques so as to avoid the isolated appearance given by walled developments. A wall shall be provided around the multi -family residential area in accordance with the above study. 10. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department. 11. The subdivider shall make provisions for ma.i_ntenance of all landscape buffer and storm water easements via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600 et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. h.. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into 1,,lith the .nit/lot owners of this land division, in order to insure common_ areas and facilities will be maintained. A unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water easements. (2) Twenty -foot perimeter parkway lot along Washington Street MR/CONAPRVL'.055 -3- (3) Twenty -foot perimeter parkway lot along Miles Avenue. 12. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 13. The Applicant shall coordinate with Sunline Transit and the City to provide a future bus turnout and shelter location on Washington Street. 'A bus turnout shall be provided for in the approved street improvement plans, and shall either be constructed with those improvements for bonded for. Appropriate bonding shall be provided in lieu of a completed bus stop shelter, until such time as servLce is provided by Sunline. Gradina and Drainage 14. The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to final map approval. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 15. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. 16. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 17. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 18. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan MR/CONAPRVL.055 -4- of Drainage, including payment of any drainage fees required therewith. All drainage easements must be shown on the Final Tract Map. 19. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning Director demonstrating compliance with those conditions of approval and mitigation measures of TT 23995 and EA 88-099, which must be satisfied prior the the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning Director demonstrating compliance with those conditions of approval and mitigation measures of this TT 23995 and EA 88-099, which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning Director demonstrating compliance with all remaining conditions of approval and mitigation measures of this TT 23995 and EA 88-099. The Planning Director may require inspection or other monitoring to assure such compliance. Traffic and Circulation 20. Applicant shall comply with the following requirements of the Public Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. b. The Applicant shall submit street improvement plans that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings and raised median islands (if required by the City General Plan), shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). c. Street name signs shall be furnished and installed by the Developer in accordance with City standards. 21. Applicant shall dedicate, with recordation of the tract map, access rights to Washington Street, Miles .Avenue, and Adams Street for all individual parcels which front or back-up to those rights -of -way. MR/CONAPRVL.055 -5- Tract Design 22. A minimum 20-foot landscaped setback shall be required along Washington Street and Miles Avenue. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear tR7all design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 11, unless an alternate method is approved by the Planning and Development Department. 23. The tract layout shall comply with all the C-P, R-2A, and R-1 zoning requirements, including for the R-1 zone minimum lot size and minimum average depth of a lot. The minimum R-1 lot size to be recorded in a final map shall be 7,200 square feet. Walls, Fencinq, Screening, and Landscapin 24. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. 25. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b, Location and design detail of any proposed and/or required walls. c. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 26. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all single-family individual lot front yards. At a minimum, the criteria shall provide for two trees and an irrigation system. MR/CONAPRVL.055 -6- C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 27. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 28. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 29. The Applicant shall comply with the following: a.. No buildings in the R-2A or multi -family zone within 150 feet of the ultimate right -of -•way of Washington Street and Miles Avenue shall be higher than one story. b. Seventy-five percent of R-1 zone dwelling units within 150 feet of the ultimate right-of-way of Miles Avenue shall be limited to one story, not to exceed 20 feet in height. The Applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any single-family units higher than one story located along Miles Avenue frontage. 30. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. MR/CONAPRVL.055 -7- 0 b. Sales facilities, including their appurtenant signage. c. On -site advertising/construction signs. 31. In the R-1 zone, if a specific dwelling product is envisioned or if groups of lots are sold to 'builders prior to the issuance of building permits, the Applicant/ Builder shall submit complete detail architectural elevations for all units. The Planning Commission will review and approve these as a Business Item. The basic architectural standards shall be included as part of the C.C. & Rs. 32. The residential plot plan for the R-2A (multi -family) zone shall show 6.57 acres of private open space within the development which is usable for active recreation space in accordance with Section 13.24.030 of the La Quinta Municipal Code and Government Code Section 66477. Traffic and Circulation 33. The Applicant shall pay a 25 percent share of all fees necessary for signalization costs at the corner of Washington Street and Miles Avenue, and 50 percent of signalization costs at the multi -family area access point onto Miles Avenue and 25 percent of the signalization costs at the intersection of Miles Avenue and Adams Street. Public Services and Utilities 34. The Applicant shall comply with the requirements of the City Fire Marshal. 35. The Applicant shall comply with all requirements of the Coachella Valley Water District, including those related to the storm water channel. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. 36. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer, as may be required. Ml2/CCNAPRVL . 0 55 - 8 - P4 3 STAFF REPORT PLANNING COMMISSION MEETING DATE: APRIL 25, 1989 APPLICANT/OWNER: TRIAD PACIFIC DEVELOPMENT CORPORATION/TRIAD PACIFIC DESERT DEVELOPMENT LOCATION: WEST SIDE OF JEFFERSON STREET, BETWEEN FRED WARING AND MILES AVENUE PROPOSAL CONSIDERED: CHANGE OF ZONE NO. 89-039; FROM R-1-12,000/PD TO R-1 IN CONJUNCTION WITH TENTATIVE TRACT 24035, A LAND DIVISION OF +74 ACRES INTO 240 TOTAL LOTS, SEVEN OF WHICH WILL BE USED FOR ON -SITE STORM WATER RETENTION; TWO LOTS RESERVED FOR CVWD WELL SITES (SEE ATTACHMENTS 1, 2, AND 3) NET ACREAGE: 73.27 (73.7+ ACRES GROSS) NET DENSITY: 3.25 UNITS/ACRE (BASED ON 238 AS ULTIMATE RESIDENTIAL LOT COUNT) LAND USE PLAN: LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE) EXISTING ZONING: R-1-12,000/PD PROPOSED ZONING: R-1 ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 89-113 WAS PREPARED AS THE INITIAL STUDY TO DETERMINE THE LEVEL OF IMPACTS ASSOCIATED WITH THIS PROPOSAL. THE ENVIRONMENTAL ASSESSMENT SHOWED THAT NO SIGNIFICANT IMPACTS WOULD OCCUR PROVIDED THAT ADEQUATE MITIGATION MEASURES ARE INCORPORATED INTO THE PROJECT APPROVAL. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED. DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW REQUIRED TO BE PROVIDED. ON -SITE CIRCULATION: PUBLIC STREETS PROPOSED. THE MAJOR ENTRIES INTO THE SUBDIVISION ARE OFF FRED WARING MR/STAFFRPT.071 -1' OFF -SITE CIRCULATION: ANALYSIS: DRIVE AND MILES AVENUE. THERE ARE TWO MINOR ACCESS POINTS ON THE WEST SIDE OF THE SUBDIVISION, ONE OF WHICH CONNECTS TO THE ADJOINING APPROVED SUBDIVISION TT 22982 (REFER TO ATTACHMENT #2)• INTERNAL CIRCULATION CONSISTS OF CUL-DE-SAC AND LOOPED ROADS SERVED BY COLLECTOR STREETS. FRED WARING AND JEFFERSON STREET - DESIGNATED AS MAJOR ARTERIALS AT 120 FEET TOTAL RIGHT-OF-WAY, WITH AN 18-FOOT-WIDE RAISED LANDSCAPED MEDIAN MILES AVENUE - DESIGNATED AS A PRIMARY ARTERIAL AT 110 FEET OF RIGHT-OF-WAY, WITH AN 18-FOOT-WIDE RAISED LANDSCAPED MEDIAN. Proposal Discussion The Applicant proposes a subdivision of approximately 74+ acres into 2,40 single-family residential lots. Seven of these lots will be used for interim storm water retention requirements; two others will be reserved as CVWD well sites. A Change of zone from R-1-12,000/PD (single-family dwellings, 12,000-square-foot minimum size/area per units, planned development standards apply) to R-1 (single-family dwellings, 7,200-square-foot minimum lot size) is proposed with this map. No unit/product designs have been submitted for the tract at this time. Chanae of Zone 89-039 1. The proposed zone change is consistent with the La Quinta General Plan Land Use Map, when considered with the tract map as proposed. 2. The proposed zoning is consistent with the R-1 zoning for Tract 22982 (Cactus Flower), located adjacent and to the west of this proposal. Tentative Tract 24035 1„ Access/Road Improvements: The tract is adjacent to three arterial highways which have only one-half their respective rights -of -way within the City. The south and east sides of Miles and Jefferson, respectively, are within the City of Indio, while the north side of Fred Waring is controlled by Riverside County. Therefore, MR/STAFFRPT.071 -2- access points and road improvement design at variance between these jurisdictions. Fred Waring Miles Jefferson INDIO 110'R-O-W 110'R-O-W LA QUINTA 120'R-O-W 110'R-O-W 120'R-O-W standards are RIV. CNTY 110'R-O-W 110' R--O-W 110' R--O-W Specific design standards for medians, curb -to -•curb widths, sidewalks, etc., also vary to some degree. It should be required that all street improvement plans be reviewed by the affected jurisdiction and the City prior to acceptance. Also, intra-jurisdictional agreements relating to improvement reimbursements, median landscape maintenance, etc., will be necessary. Relative to access, there are two projects approved adjacent -to this tract which are not in La Quinta. The Royal Dunes project is located in Indio along the east side of Jefferson. There are no access points onto Jefferson from that project, which has main access points on Miles and Fred Waring Drive. Vesting Tentative Tract 23317 has been approved by Riverside County on the north side of Fred Waring Drive, with a southerly access on Fred Waring, which is aligned with the north entry to TT 24035 (refer to Attachment No. 2). A third access point on Miles is located approximately 1,000 feet from Jefferson (centerline distance). In light of the circumstances surrounding this property, it would be most appropriate to permit full turn movements at the Fred Waring and Miles access points, while limiting access to right turn movements at the Jefferson Street access. Additional access points have been provided to the easterly properties, as shown on Attachment No. 2. 2. Parkland Area: A preliminary park location has been identified within the area of that subdivision. Therefore, a +2.1-acre park site was requested from the Applicant, which was incorporated into the tract design subsequent to the initial application submittal. This adjusted the ultimate residential lot count from 249 to 238. Attachments 4 and 5 show the location of the park within the tract and a detail of the area, respectively. It should be noted that no acreage within this site will be utilized as retention area for storm water. It is planned that this area will be supplemented with additional park land, through dedication/City purchase, from the property to the east of this site. A preferred MR/STAFFRPT.071 -3- minimum parkland size here is 5+ acres (neighborhood park according to the General Plan) once additional properties are aggregated. The parkland configuration will be required to be incorporated into the final map submitted for plan check. In addition, the lots adjacent to the park within this subdivision should be conditioned to permit the City to expand the park if needed. A condition reflecting this option is included for consideration. 3. Maintenance of Retention and Other Common Areas: The City currently requires on -site storm water retention for all projects which cannot provide other technically acceptable means of storm water conveyance. A condition has been provided to insure the maintenance of these facilities by assessing the individual lot owners, either by establishing a homeowners' association or a landscape maintenance district. These methods have also been suggested for required landscaped setbacks along major roadways, such as Miles Avenue, Fred Waring, and Jefferson Street. 4. Sunline Bus Turnout: Policy 7.5.20 of the La Quinta General Plan requires provision by new developments for bus -turnouts where appropriate (attachment No. 6). Sunline Transit has requested reservation of a bus turnout area along Fred Waring Drive. A condition has been incorporated in order to allow for this provision. 5. Approval of Housing Units: A condition has been recommended for this Tentative Tract approval allowing for Planning Commission review of unit elevations and floor plans prior to issuance of building permits. 6. Building Height Limits: Building heights should be limited along the perimeter arterial streets for aesthetic and noise concerns. Jefferson Street is a Secondary Image Corridor in the La Quinta General Plan; units along Jefferson Street should be limited to one story, no more than 20 feet high. A percentage of the units backing up to Fred Waring and Miles may be allowed to be two story, if acoustical analysis shows that indoor/outdoor noise criteria of the General Plan can be met. FINDINGS: Findings for Tentative Tract Map 89-039 can, be found in the Resolutions 89- and 89- No. 24035 and Change of Zone attached Planning Commission MR/STAFFRPT.071 -4- RECOMMENDATION: By adoption of attached Planning Commission Resolutions 89- and 89- recommend to the City Council concurrence with the environmental analysis and approval of Change of Zone No. 89-039 from R--1-12,000/PD to R-1, per Exhibit A; and Tentative Tract Map No. 24035, subject to the attached conditions. attachments: 1. Location Map 2. Tentative Tract Exhibit 3. Change of Zone Exhibit 4. Parkland Vocation 5. Parkland Detail Ml2/STAFFRPT . 071 - 5 - TENTATIVE TRACT NO. 24035 `•. tSEIkG.A SUEOWS614 Of Tall NORTHEAST QUARTER AND TIE S. .dAfT r----T---v--- ; I QUARTER OF THE Iw^RTHEAST QUARTER OF SECTION 20. 1OWWSWI-5 SOUTK t . I I �, /� t t F.ANGE T EAST SAN BERNAXORIO BASE AND MERIDIAN i rfNTL71ve 7RA1T iov �1317 \\ t .......... .._t.. _..1....! ___---___.L i I rITT OF LA OUNTA CALIFORNIA I • � .... it t Q Oari7C�La' SCALE 1' •.roD' ' ; p • �� rpl i i CASENO. CHANGE OF ZONE iF59--039 "fENTATiVE TRACT -#24035 ATTACHMENT *2 a gv p�lflc COW. a.0. WA la/t nw . W Y.. love Ili$ stm% . 4 Isla/ (it I1L7.-/tll t.i\a I'm"st 41vr+Lt f Pal. 1.9. 9" 'at, i1N .. -m. ti,; lttn tins 'Tmw`w9.. u ai41 {ptall jt/.-itll 7.7 T.L VIR{P Ulam— In. 71-1.1 6 tom. 31119 196 a\Y Olft97. C\ 53.199 t411t "1-5494 .\SR 43t,f3C► .\tf9t t'WRm-V 4TL1 4l itL3Ct .LtT6 9IflMY, I..V 3/Flat 91a1W\\ ONt apvn4u ...lroaf. L1-tcTtittf9t t.+,alK I.t1 G.TtP 911T T:une.at auK Tr-rr,a.e a. t.ti.lilit ►u..a9 Vlrttfa. Wnn 11tta tt+..m at —law .ls"F 4.1 a.Kt411 wa—iT.e� ia��,t�n.4 u.e v11� • oTL. rQtSa�L NafK�tt.��i ii.c�u iativ iuiars.iiu a 9»4 w. n. rLMi � r ..TT.nc9ta T[i t/7tu tt I& AW tltmKist11 9f Ta 3 W 47K0131 t •1.amLK at.f1R{ taaat l/a Mull 9-am. s H KAKr � W N.. /K Atd aYI .Iq .tL wI a/1 H Y p0 Y. LtII A. /!at v atn7.f0 LIaA 1 Af—" P yr lAn.O.er LAW ORTH SCALE: • TE'NTAT/VE TRACT NO. 24035 CHANGE OF ZONE EXHIBI r FEBRUARY /989 PACIFIC DEVELOPMENT CORP. 30X 7877 f. MARCH LN., SUITE #220 rON, CA 95207 174-1911 )IVIDER PACIFIC DEVELOPMENT CORP. 30X 7877 P. MARCH LN., SUITE #220 rON, CA 95207 474-1911 DER DAVIDSON ASSOC., INC. I EL PASCO, SUITE 106 )ESERT, CA 92260 346-5691 PROPOSE® R- / ZONING EXISTING ZONING R-1 /2, 000 l 1. -—WtZ-E.~ Ate— - T r I I ATTACHMENT #3 0 0 W o. 80/4 TENTATIVE TRACT NO. 240- oEING.A SUBDIViSON OF THE NORTHEAST OJARTER AND THE 5. LAST --F----T-.------ ......... QUARTER OF THE NORTHEAST QUARTER Or SECTION 20. TOWNSHIPS SOUTH, , I I I I .` ' 'i RANGE 7 EAST SAN BERNAND.NO BASE AND MERIDIAN i nrwArmi TR, l r w �!! 17 r` •�i % �_ ITY OF LA OUINTA CALIFORNIA _I _ .i ...l.__.�----------L•• ov - -I_ -_�_^• .t I r '� OI �; 02. ■0 M 'N s, Il ee� If1 jrI 14 • ® ® QD ©• I i ' 1 /r 1 N ' I Jf., N • : j' . TJ � I! �. ODD t �' 6D !I Y 1 I 01%rT[AYt✓PrL.�A•• ® �7 Af ' • ; © SCALE 1' • 100eel )YI iA a •. y" ® ��4•--�e,,_ ..b :•. n 'e-!' s �' p Q) ® ® I »� ao ar • All ® 39 Lo:•n TRACT Ao tzi- !kd .• •� ©rrmrAnmr .iD• a va /a I.1 ® m I Ow p p end jyy h�.81 11 O • �`+T�'? X'`tA1.(../'ilr♦.f(�A,?..tom � )t !Dv_ /3r41 M: «. �.. ,•"DsAw ••.t �i 71 j.01 sus je7 aDw .1 ' rY'.)• d»_ ).)/ L•i dV. � YI .J .® ® /M .Ail N( do • 20 rJ ay , !.� ur ' db. As!_ a rrPlur. arc7/oN� Araa A17 H'M4 Srr7.47 r ppnn[[a��1l TCII,e-rKItIC afV6DrlQ•T wY. I.O. AOa )tl/ ilea ■I.K• tafn IilO 053 ATOCI.• c) n1Pl , I i011.I171-1I11 y+o atrtDn "IW rK31Ic D■V,I —n w". r.■. r tilt swe [. I. ct L•.. ,wn uw Ato01 41P. et nsn ptn tl.-uu . I. .11Dsw "sec.. 1■C. 73-.8. [I Btw. AOIn tot nW 06tttT, c■ Iiiw It111 lit-1tt1 ll DIsn1R IDiltttl, T. OlAttILT ■{T6 awrol■LI ItW 0 wtT altrotiL sttnne3n, ivttliL It. -TIN DnnD nur.aal try sa It3tr.0.9 Co. nLarlslal ruw[t e.ut1123a 1T. "Utto Ac[wt DitniLT t t stD[• r.[c .c t n ro I3 iT1�1 tKK[cro��rn � _DIl TTtl I/Y�[[I DID ` I.CLt ri.ILT t[ ]OY.TILS J. D60 AD• K. iw )wT) A3KY r•.ILI 1til OtIRIK t.e00 AC. R. IdJ fir! / �MTI c)DDs onI[u"tr 'it cvt, v .w+ow TW srttu w•rtaDwA Oldl[Wir 01 T.a NJD 0]V30ia. tTor.t tcDnl�nrsts. l t�Ll RI[fTt tit aw mint ATtRTA. [ aen Is [ H� w.ar Ir•I • aq H rr 11 •Im ue c`e.rrs r✓ . rr rta e..T)�r ru Hrr • r)t.•. ✓Y,�N' •erJ Nl elur 4 t(t'Ir•f0 tO/f J.�_�or,ortJ llmr(cr Jwam.er slNt ATTACHMENT *4 Tlr-11 T rr•IrJ• s-a---v LOT! W. %: '0: 'Y- NO SCALI I wv, r.Hr,. .vrcrcr 7rPKAL JtECTIOH LOTS G•.'L. D. W. I. A. i. G- N- Jr(r!•SOr Jr''JlLD PWING Da• MAP P4 I;e K AO?f- A. ATTACHMENT +5 __j J.F. Davidson Associates, Inc. ENGINEERING PLANNING SURVEYING ARCHITECTURE LANDSCAPE ARCHITECTURE 13-MEI Paseo,S-ufte 103, Palm Desert, CA92260 JW'1)2 RIVERSIDE COUNTY LA QUINTA LOCATION MAP CASE No. CHANGE OF ZONE #89-039 TENTATIVE TRACT #24035 ATTACHMENT #1 SCALE: NTS w w O w LL W PLANNING COMMISSION RESOLUTION NO. 89-013 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH THE ENVIRONMENTAL ANALYSIS AND APPROVAL OF TENTATIVE TRACT NO. 24035 TO ALLOW THE CREATION OF A 238-LOT RESIDENTIAL SUBDIVISION ON A +74-ACRE SITE. CASE NO. TT 24035 - TRIAD PACIFIC DEVELOPMENT CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, did, on the 25th day of April, 1989, hold a duly -notice Public Hearing to consider the request of Triad Pacific Development Corporation to subdivide +74 acres into 238 single-family development lots for sale, generally located on the west side of Jefferson Street between Fred Waring Drive and Miles Avenue, more particularly described as: BEING A SUBDIVISION OF THE NORTHEAST QUARTER AND THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN. WHEREAS, said requirements of "The Environmental Quality Ac Resolution :No. 82-213, Quinta Ordinance No. 5) conducted an initial s proposed Tentative Tract ti impact on the environment; Tentative Map has complied with the Rules to Implement the California t of 1970" (County of Riverside, adopted by reference in City of La , in that the Planning Director tudy, and has determined that the ill not have a significant adverse and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 24035, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said Tentative Tract Map: 1. That Tentative Tract No. 23971, as conditionally approved, is consistent with the goals, policies, and intent of the La Quinta General Plan for land use density in that the property is designated for MR/RESO89.01.4 -1- low density development, circulation requirements, and the proposed R-1 zoning district development standards, and the design requirements of the Subdivision Ordinance. 2. '.Chat the subject site has a rolling topography due to sand dunes, and the proposed circulation design and single-family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. '.Chat the design of Tentative Tract map No. 24035 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 24035 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 24035, as conditioned, provides for adequate maintenance of the landscape buffer areas, parking area and storm water retention and other common areas. 7. That the proposed Tentative Tract No. 24035, as conditioned, will provide storm water retention, park facilities, and noise mitigation as required by the La Quinta General Plan. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan, and were further considered during preparation of Environmental Assessment No. 89-113 and its required monitoring program to be implemented by the Applicant. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated. action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. MR/RESO89.01.4 -2- NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this ease; 2. I'hat it does hereby recommend confirmation of the Environmental Assessment No. 89-113, relative to the environmental concerns for this Tentative Tract; 3. '.Chat it does hereby recommend approval to the City Council of the subject Tentative Tract Map No. 24035 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th day of April, 1989, by the following vote, to wit: AYES: Commissioners, Bund, Moran, Steding, Zelles, Chairman Walling NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.01.4 -3- PLANNING COMMISSION RESOLUTION NO. 89- 013 CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 24035 PROPOSED APRIL 25, 1989 (* := mitigation as identified in EA 89-113) GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 24035 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. Development of this tract shall be in substantial conformance with Exhibits A and P, as contained in the Planning and Development Department file for Tentative Tract 24035, except where these conditions take precedence. 2. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. * The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The Developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. Dra.inaae and Gradin 5. * The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to final map approval. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. MR/CONAPRVL.053 -1- 6. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. These plans shall include the landscape and irrigation plans for all perimeter street setback areas, common areas, retention basins, and parkland area as required by Condition No. 40. 7. * A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 8. * Any earthwork on contiguous properties shall require a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 9. * Drainage retention basin(s) shall be designed to retain the 100-year storm (24 hour) on -site within the basin, subject to the approval of the City Engineer. Retention basin size shall be adequate to provide required "storage" without use of street area for storage. Basin in excess of six-foot water depth shall be fully fenced (security) with lockable gate(s). (Retention on -site shall also include provision for runoff from Fred Waring, Miles, and Jefferson.) 10. Owner shall execute and record a Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) to the City for future acceptance and maintenance. The Applicant shall submit landscape and irrigation plans to the City for approval and shall construct such approved facilities together with subdivision improvements. In the interim, the owners shall maintain the basin(s) and provide bond assurance accordingly. (See also Condition No. 28.) 11. * Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall :be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: a. The use of irrigation during any construction activities; b. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and MR/CONAPRVL.053 -2- C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered- at least twice daily while being used to prevent the emission of dust and blowsand. 12. * Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. Traffic and Circulation 13. * The Applicant shall construct or bond for half street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: a. Fred Waring and Jefferson Street shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial), with a curb• -to -curb width of 96 feet with an 18-foot raised landscaped median, six-foot sidewalk, and two -percent cross slope to centerline, plus one traffic land with suitable joins. Construct roadway improvements to Sunline Transit standards for bus turnout area along Fred Waring (see Condition 37). b. Miles Avenue shall be constructed to City standards for a 110-foot right-of-way width (Primary Arterial), with an 18-foot raised median island, six-foot sidewalk, and two -percent cross slope to centerline, plus one traffic lane with suitable joins. C. If the Developer of Tentative Tract No. 24035 is the initial builder of the landscaped medians on Fred Waring Drive, Jefferson Street and Miles Avenue, then the opposing westbound lanes of those roadways shall be provided with a minimum lane width of 20 feet and a six -foot -wide aggregate base shoulder shall be constructed adjacent thereto. This requirement or any portion thereof may be waived or otherwise deferred by the City if determined to be in the public interest and with all the required improvements provided for in an acceptable form of cooperative agreement and surety. MR/CONAPRVL.053 -3- d. The interior public street system shall be designed pursuant to the approved Exhibit A (tract map) for TT 24035, and the requirements of the City Engineer. Street Lots B, C, D, K, L, M, P, Q, and R shall have a 60-foot right-of-way and 40-foot curb -•to -curb width. Lots E, F, G, H, J, S, T, U, N, and W shall have a curb -to -curb width of 36 feet. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department. 14. * Applicant shall comply with the following requirements of the Public Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. b. The Applicant shall submit street improvement plans that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). Street improvement plans shall be prepared in accordance with Condition 13. C. Street name signs shall be furnished and installed by the Developer in accordance with City standards. d. Street improvement plans shall be prepared in consideration of the adjacent Royal Dunes project along Jefferson Street and TT 23317 to the north across Fred Waring Drive. Review of the improvement plans will be coordinated with the City of Indio Public Works Department and the Riverside County Road Department prior to final acceptance by the La Quinta Public Works Department. e. The Applicant understands that, due to uncertainties such as timing of required improvements relative to this and adjacent projects in other jurisdictions, there is a need to provide guarantees for reimbursement of costs between these projects. By gaining approval of this map? Applicant agrees to participate in the preparation of reciprocal reimbursements for the adequate completion of these improvements, if necessary. The form of the agreement(s) shall be determined between the Cities of Indio, La Quinta, and the County of Riverside, and shall consider items to MR)'CONAPRVL.053 -4- include, but not be limited to, median improvement reimbursements, landscaping installation and maintenance, half street joins, intersection improvements/signals, etc. Determination as the extent of specificity to be contained in the agreement(s) shall be at the discretion of the Public Works Director, considering the requirements and input from the abutting jurisdictions. 15. An encroachment permit for work in the City of La Quinta and any abutting local jurisdiction shall be secured prior to constructing or joining improvements (i.e., County of Riverside, City of Indio). 16. Applicant shall dedicate, with recordation of the tract map, access rights to Jefferson Street, Fred Waring Drive, and Miles Avenue for all individual parcels which front or back up to those rights -of -way. 17. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department prior to final map approval. 18. * Access to -the tract shall be permitted as follows: a. Jefferson Street access shall be limited to right turns in/out only; b. Fred Waring Drive may be permitted a full median break; C. Miles Avenue may be permitted a full median break. 19. * The Applicant shall pay a 25 percent share of all fees necessary for signalization costs at the intersections of Jefferson Street with Miles Avenue and Fred Waring Drive, and 50 ;percent of signalization costs at the Fred Waring and Miles Avenue entries to the tentative tract, if deemed warranted by the City Engineer. 20. The termination points of the streets shown as Lots I and V on Exhibit A (Tentative Tract Map) shall be barricaded to the satisfaction of the Public Works Department. If the road network for Tract 22982 has been constructed and completed, then Lot I shall be constructed to connect with that subdivision, in accordance with the approved street improvement plans and the requirements of the City Engineer. MR/CONAPRVL.053 -5- Tract Design 21. A minimum 20-foot landscaped setback shall be required along Jefferson Street, Fred Waring Drive, and Miles Avenue. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 28, unless an alternate method is approved by the Planning and Development Department. 22. The tract layout shall comply with all R-1 zoning requirements, including minimum lot width and minimum average depth of a lot. 23. * Seventy-five percent of any dwelling units within 150 feet of the ultimate right-of-way of Miles Avenue or Fred Waring Drive shall be limited to one story, not to exceed 20 feet: in height. Prior to issuance of any building permits„ the Applicant shall submit to the Planning and Development Department for approval a siting plan showing the location of any units higher than one story located along Miles Avenue or Fred Waring Drive frontage. No dwelling units within 150 feet of the ultimate right-of-way of Jefferson Street shall be higher than one story, not to exceed 20 feet in height. 24. Prior to issuance of any building permits, the appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities and/or model homes, including their appurtenant signage. (Model home unit permits will not be issued until the final map has been recorded.) C. On -site advertising/construction signs. 25. If a specific dwelling product is envisioned or if groups of lots are sold to builders prior to the issuance of building permits, the Applicant/ Builder shall submit complete detail architectural elevations for all units. The Planning Commission will review and approve these as a Business Item. The basic architectural standards shall be included as part of the C.C. & Rs. This item is required prior to any issuance of building permits. MR/CONAPRVL.053 -•6- 26. * A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 27. * Prior to approval of any grading or other site disturbance activities or permits, the applicant shall submit an archaeological mitigation plan to indicate the status of any existing archaeological/cultural resources of any potential significance. Said plan shall identify any existing reports done by the University of California, Riverside, Archaeological Research Unit, and shall include methods by which any significant or potentially significant sites (specifically CA RIV-1729) will be inventoried and/or excavated. A mitigation and monitoring program shall be required to be submitted, specifying a qualified archaeological monitor, including any assistants and other representatives. The statement shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. 28. * The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600 et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of MR/CONAPRVL.053 -7- maintenance for said improved areas until such time as tax revenues are received from assessment of the real ;property. b. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained. A unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of: their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lots along Fred Waring Drive, Jefferson Street, and Miles Avenue 29. Prior to the recordation of the final map, Applicant/Developer shall furnish water system plans to the Fire Department for approval. Plans shall conform to the hydrant types, location and spacing, and the system shall meet the fire flow requirements. The Applicant shall comply with all other requirements of the City Fire Marshal at the time of development. 30. The Applicant shall comply with all requirements of the Coachella Valley Water District. The parcels, as shown on Exhibit A (tract map), for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision. Map Act. 31. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction and soils test reports for review by the City Engineer,, as may be :required. Landscaping/Walls 32. Prior to issuance of any grading permits, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape MR/' CONAPRVL . 0 5 3 -8- buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 33. Prior to issuance of building permits, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees and an irrigation system. Miscellaneous Requirements 34. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 35. * Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 36. * Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 37. * The Applicant shall coordinate with Sunline Transit and the City to provide a future bus turnout and shelter location on Fred Waring Drive. A bus turnout shall be MR/CONAPRVL.053 -9- provided for in the approved street improvement plans, and shall be constructed with those improvements. Appropriate surety, in the amount of $10,000, shall be provided in lieu of a completed bus stop shelter, until such time as service is provided by Sunline. 38. * Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of TT 24035 and EA 89-113, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of EA 89-113 and. TT 24035 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigation measures of EA 89-113 and TT 24035. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 39. Prior to approval by the City Council of the final map, CZ 89-039 shall be in effect. 40. * The final map submitted for plan check shall incorporate the revisions, including parkland site for dedication, as shown on Exhibit P, on file with the Planning and Development Department. Dedication agreement/form shall be subject to approval by the City Engineer and/or City AttornelY. 41. The Applicant shall record appropriate documents to grant the City of La Quinta the first right to purchase the lots located north of the proposed park, also being north of and adjacent to street lot K. The lots are intended to provide future expansion of the park area. 42. The Applicant shall seed with a suitable grass mixture, provide an irrigation system, and provide some accent trees within the park area. MR/CONAPRVL.053 -10- PLANNING COMMISSION RESOLUTION NO. 89-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM Ft-1--12000/PD TO R-1 ON A +74-ACRE SITE. CASE NO. CZ 89-039 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider the request of Triad Pacific Development Corporation for a Change of Zone, from R-1-12000/PD to R-1 for a +74-acre site, located on the west side of Jefferson Street between Fred Waring Drive and Miles Avenue, more particularly described as: THE NORTHEAST QUARTER AND THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; WHEREAS, said Change of Zone request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 197011 (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed Change of Zone will not have a significant effect on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Tract 24035 in conjunction with this Change of Zone, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; ; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Change of Zone: 1. The proposed Change of Zone to R-1 is consistent with the goals and policies of the La Quinta General Plan and surrounding properties. 2. R-1 zoning is consistent with the existing General Plan land use designation of Low Density MR/RESO89.013 -1- Residential (2-4 dwelling units per acre). 3. Approval of this proposal will not result in a significant adverse impact on the environment. 4. Design of Tract Map 24035 dictates that a minimum :Lot size designation of 8,000 square feet is appropriate in conjunction with the approval of Tentative Tract 24035. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of ]Environmental Assessment No. 89-113, indicating -that the proposed Change of Zone will not result in any significant environmental impacts, and that a Negative Declaration should be filed; 3. That it does hereby recommend to the City Council approval of the above -described Change of Zone ;request for the reasons set forth in this Resolution, and as illustrated on the map labeled Exhibit A, attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th day of April, 1989, by the following vote, to wit: AYES: Commissioners Steding, Moran, Bund, Zelles, Chairman Walling NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.01.3 -2- T E N rA 7"I V E I ACT No. 24035 ORA NGE OF ZONE EXHIBI r EXHIBIT A: CASE *CZ 89-039 S PACIFIC DEVELOPMENT CDR BOX 7077 W. MARCH LN., SUITE 1220 TON, CA 95207 474-1911 )IVIDER PACIFIC DEVELOPMENT CORI 30X 7877 F. MARCH LN., SUITE {220 CON, CA 95207 474-1911 :ER DAVIDSON ASSOC., INC. EL PASE.O, SUITE 106 ESERT, CA 92260 346-569). W.O. BB/OG. FARCM I; The Northeast quarter of the Ibrtheast quarter of Section 20, Township 5 South, Range 7 East, San Bernardino Base and Meridian, as shrxm by United States Government Survey; Said property is also shown on Record of Survey on file in sock 8 Page 8 of Records of Survey, Records of Riverside County, California; EXCEPTIW those portions as conveyed to the County of Riverside by needs rennrded -IUVremrr 28, 1g66 as TnScn ar,t/Fi,1P No. gF188 anri .Tanury 7.3, 1g6A :sr, Instrument/File rao. 6772 of Official Records of Riverside County, California. PARCEL 2- The Southeast quarter of the Northeast quarter of Section 20, Township 5 South, Range 7 East, San Be�rdino Base and— Mpridian. as sh, —m by rt„ited States Goernm—a Survey? NA Sd if � �{L �f` t� t � ` 1 ri � 4t 1 -NY11 f l l Re--- u f fi S-.Uvey I l L lI N 11 L B' KA 8 8 I ft Records of Survey, Records of Riverside County, California; FXCEPTIM that potion conveyed to the County of Riverside, by need recorded S;.—,cc9r4---r+.��29, 1966 a9 1n9,:r-1 rr-r'.t:/Fj j4a f�4�5,%.168 Cif if rfj.-Ja r!£xv%-�nrn! Fj r{jwjtjQ County, California. Said land is located in the City of La Quinta. roc-4 MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING AND DEVELOPMENT DEPARTMENT DACE: APR.IL 25, 1989 SU13JECT: HILLSIDE CONSERVATION ORDINANCE BACKGROUND: Earlier in the year 1988, several memos were presented to Council discussing various aspects of a Hillside Conservation r7verlay Zone. In December, Council gave staff direction which ,alled for a reconsideration of the approach, and a new direction was taken. DRAFT ORDINANCE: The attached draft Hillside Conservation Ordinance is based on a major change of approach. It is a more rigorous ordinance, containing the following features: A. The idea of an overlay zone has been abandoned. No purpose can be seen for allowing the range of uses now permissible in the zones now applicable to our hillside areas: C-P-IS (commercial) R.-1 (single family residential) R.-1* (1,200 square foot house) R.-1** (9,000 square foot lot with 80 feet minimum frontage) R.-1*** (12,000 square foot lot, 1,600 square foot house) R-5 (golf courses) R-3 -2,000 (multi -family) N-A* (natural assets) W-2* (controlled development areas) w-2 20 acre w-2 10 acre AD/ MEMOTB . 0 0 3 -1- The list of permissible uses in W-2 alone would defeat the purpose of the "open space" General Plan designation. B. The Hillside Conservation Ordinance creates one zone applicable to all hillside areas, above "the toe of the slope." C. The minimum parcel size is 20 acres. D. No development is permitted (with certain exceptions) on visible slopes or where the slope exceeds 20%. The Planning Commission will determine visibility in a Public Hearing. E. A transfer of development rights permits the transfer of one residential unit per 20 acres, to be transferred from the hillside area to multi -family areas on the valley floor. F. No grading or grubbing is permitted before approval of plans. Stiff penalties are set up for those who scar the hillside without approvals. G. The City Engineering Department determines where development is possible according to the Ordinance and reviews the engineering plans for all development. H. The Design Review process reviews all other plans and makes recommendations to the Planning Commission. I. Limited permitted uses are specified. DISCUSSION The City Council considered the draft Ordinance in its Study Session of April 17, 1989. At that time, direction was given to staff to carry the draft (with revisions) to the Planning Commission for discussion and public hearings. Discussion will take place in your Study Session on April 24th, and the Public Hearing will be held Tuesday, April 25th. The Public Hearing will cover both the amendment of the Zoning Ordinance Text and the Change of Zone from the various zones now applying to the hillside areas to the H.C. (Hillside Conservation) Zone. City Council has a Public Hearing scheduled for May 2nd on the Ordinance and Change of Zone. RECOMMENDATION: Consider the draft Ordinance (attached) and the Change of Zone. If acceptable, adopt the combined Resolution (attached) AI) / MEMOTB . 0 0 3 - 2 - which recommends to Council the Negative Declaration under CEQA (Environmental Assessment No. 89-122), the adoption of the Zoning Amendment Text creating the Hillside Conservation Zone (Text Amendment No.89-008), and the Change of Zone Map for all hillside properties lying above "the toe of the slope" to a H.C. Zone (Change of Zone No. 89-043). AD/MEMOTB.003 -3- CHAPTER 9.145 H.C. ZONE (HILLSIDE CONSERVATION ZONE) Sect- i ons 9.145.005 .1010 .015 .020 .025 .030 .035 .040 .045 .050 .055 .060 .065 Generally Purpose and Intent Application to Property Permitted Uses Plot Plan Review Required Design Review Required Engineering Reviews Required Grading, Grubbing, Scarring Control Development Standards Division of HC Zoned Land Transfer of Development Rights Alteration of the Location of the Toe of the Slope Recreation/Open Space Ownership and Maintenance 9.145.005 GENERALLY. A. The Hillside Conservation (H.C.) Ordinance applies specifically to land meeting the definitions of being above "the toe of the slope", as defined in 9.145.015 "Application to Property", within the following 19 sections (San Bernardino Base and Meridian) within the City of La Quinta: TSS, R7E: Sections 19, 25, 30; TSS, R6E: Section 36; T6S, R6E: Sections 1, 12, 13, 24, 25; T6S, R7E: Sections 6, 7, 8, 17, 18, 19, 20, 28, 29, 30. B. The H.C. Ordinance shall also apply to each and every parcel of land within the city (without otherwise being noted on exhibit or map which is added to the City by annexation, dedication, or other means) meeting the definitions of being above "the toe of the slope". C. Except as specifically provided elsewhere in this title, any and all disturbance of natural terrain, grubbing, grading, new use, and every new building and premises or land in the H.C. zone shall be used for or occupied and every building shall be erected, constructed, established, altered, enlarged, maintained, moved into or within such H.C. Zone exclusively and only in accordance with regulations set forth in this chapter. AL)/DOCTB.003 -1- 9.145.010 PURPOSE AND INTENT. A. The purpose of this Chapter is twofold: to define those hillside areas which are not developable, from either an aesthetic or engineering perspective, and to prevent inappropriate development on them; and for those hillside areas which are developable, to insure that the placement, density, and type of all hillside development within the City of La Quinta is suitable to the topography of the existing terrain, that proposed developments will provide for minimal disturbance of the natural terrain, and that the natural hillside and mountainside characteristics will be retained wherever practicable. B. It is the further purpose of this Chapter to implement the goals and policies of the General Plan and to achieve the following objectives: 1. To protect and conserve hillside ecosystems through the retention of unique natural topographic features and hillside characteristics, including drainage patterns, streams, slopes, ridgelines, rock outcroppings, vistas, natural vegetation, and the habitats and migratory routes of animals; 2. To maximize the retention of the City's natural topographic features, including, but not limited to, mountainsides, mountain faces, skyline profiles, ridgelines, ridgecrests, hilltops, hillsides, slopes, arroyos, ravines, canyons, prominent vegetation, rock outcrops, view corridors, and scenic vistas, through the careful limitation and selection of building sites and building pads on said topographic features; 3. To assure that developmental use of said topographic features will relate to the surrounding topography and will not be conspicuous and obtrusive because of the design and location of said developmental use; 4. To reduce the scarring effects of excessive grading for roads, building pads, and cut and fill slopes; and 5. To conserve the City's natural topographic features while preserving and enhancing the beauty of the City's landscape. 9.145.015 APPLICATION TO PROPERTY. A. In the La Quinta General Plan, all hillsides are AD/DOCTB.003 -2- designated. "open space". In general, the dividing line between open space and other land uses is meant to follow and be bounded by "the toe of the slope." The area above "the toe of the slope" includes not only hillsides, but also alluvial fans which are not protected by flood control structures, and drainage ways and stream courses which have some potential for flooding. B. On any particular parcel, the City Engineer, based on a combination of site visits and engineering reports submitted by the applicant, will determine the location of "the toe of the slope," using the following as the major criteria (one or more criteria may apply): 1. The point where water -borne alluvial material begins to collect to a depth of one foot or more; 2. The dividing line between steeper rock formations and more gently sloping alluvium, i.e., where there is a noticeable break in the angle of slope from shallow to steep; 3. Where the angle of slope exceeds 10%; 4. An area unprotected from flooding potential, i.e., an area above the uppermost flood control structure which intercepts runoff (in the form of either natural water courses or as overland sheet flaw) and directs it to a controlled stormwater diversion channel. 9.145.020 PERMITTED USES. A. No development (except as provided under .025 below) shall be approved for slopes exceeding 20%. B. No development (except as provided under .025 below) shall be approved for areas within the Hillside Conservation Zone which are visible from anywhere within the City (or from areas adjacent to the City) from a vantage point lying below "the toe of the slope" as defined in 9.145.015 above. C. Visibility shall be determined by the Planning Commission in a Public Hearing by the following means: the applicant shall install on every proposed building site, at a height corresponding to the proposed height of the ridgeline of the uppermost portion of the roof, and along the proposed route of roadways at intervals of one light per 300 linear feet of roadway, a continuously burning red light of a minimum of 150 watts, which shall be lit for the fourteen days preceding the Public Hearing. Testimony shall be accepted from the personal observation AD/DOCTB.003 -3- D. E. of the Planning Commission members, as well as from members of the public, as to the visibility of the proposed sites or roadways from any point below "the toe of the slope." The following uses within the HC Zone shall be permitted on slopes not exceeding 20% and in non -visible areas: a.) Final tracts and specific plans already approved; b.) Golf courses (not including above -ground structures), but permitting fairways, greens, tees, and golf -cart paths to access them; c.) Flood -control structures; d.) Parks, lakes, and passive recreation facilities; e.) Water wells, pumping stations, and water tanks (if properly screened or painted); f.) Power, telephone, and cable substations and transmission lines (if properly screened or ;painted); g.) T.V., cable, and radio antennas; h.) Hiking and equestrian trails; i.) Single family residential uses; j.) Accessory uses necessary to accomplish the permitted uses such as roads, gate -houses, on -site subdivision signs, parking lots, non-commercial community association, recreation, and assembly buildings and facilities. The following uses within the HC Zone shall be permitted on slopes exceeding 20o and in visible areas: a.) Hiking and equestrian trails not permitting vehicles; b.) Golf course fairways, holes, greens or tees and access cart paths; c.) Public access roads serving solely public purposes; d.) Those approved portions of other access roads which can prove to the City that the only access to a non -visible area must traverse a visible area. (Ownership or non -ownership of property is not sufficient proof of reason to place a road in a visible area.) 9.145.025 PLOT PLAN REVIEW REQUIRED. All development within the H.C. Zone shall file and receive approval (or modification) of plans by means of the Plot Plans approval processes described in Chapter 9.180 Plot Plans, or 9„182 Residential and Commercial Development Plot Plans, whichever may apply, plus all requirements of this chapter. AD/DOCTB.003 -4- 9.145.030 DESIGN REVIEW. A1,1 development in the HC Zone shall be subject to Design Review pursuant to Chapter 9.183 Design Review. "Development" in this context shall include the following: grading, building, grubbing, or permitting any heavy equipment (equipment whose function is digging,clearing, earth -moving, grading, or a similar function disruptive to the natural terrain) access to the H.C. Zone property. 9.145.035 ENGINEERING REVIEWS REQUIRED. For every home site or for every subdivision proposed within the H.C. Zone, the following reports shall be prepared by a California -licensed engineer (licensed in the appropriate discipline), and filed with the City Engineer (unless specifically waived by the City Engineer based on a site visit to the proposed site): a.) Hydrology, drainage, and flooding report for all sites; b.) Soil survey of the sites proposed attesting to stability of all sites, and the appropriateness of the construction method proposed; c.) Underlying geology/engineering report, attesting to stability of all sites; d.) Seismic analysis attesting to the stability of the site(s) and addressing the potential of material above the site(s) impacting the site(s); e.) Access plan showing the preliminary engineering for roads giving access to the proposed site(s); f.) Grading plan for the construction site(s) and access routes. g.) A utility plan demonstrating the feasibility of providing water for domestic and fire suppression purposes, sewer, power, and other utilities, especially with regard to the scarring effects of the grading necessary to install such utilities. The City Engineer shall specifically approve each proposed site and access route based on the submitted reports. 9.145.040 GRADING, GRUBBING AND SCARRING CONTROL. A. No permits shall be issued for any grading, grubbing, building or structure in the H.C. Zone until grading plans, slope planting and irrigation plans, and building elevations for design review have been submitted to the Planning Commission for recommendation and to the City Council for approval. In reviewing plans for grading, slope planting and irrigation, native revegetation, mitigation of scarring caused by grubbing and grading, AD/DOCTB.003 -5- preservation of the natural state of the hillsides and water courses (based on slope angle) and building elevations, the Commission and Council shall consider the purpose and intent of this chapter and the criteria established in Section 9.145.050, together with such standards and policies as may be approved by resolution by the City Council and shall approve the design if all applicable provisions are met. B. Conditions may be applied when the proposed development does ;not comply with applicable standards and shall be such as to bring such development into conformity or the plans and drawings may be disapproved and the City shall specify the standard or standards that are not met. C. The Applicant or Developer shall be responsible for the maintenance of all slope planting and irrigation systems until such time as the properties are occupied or until a homeowner's association accepts the responsibility to maintain the landscaping in common areas, or other maintenance district formation is established. D. Any person who fails to protect the natural terrain, defaces, grades, grubs, scars, or otherwise disrupts the natural terrain in the H.C. Zone without prior City approval of plans for such work, subject to this Chapter, shall have created a public nuisance which shall be abated. Abatement may include City contracted restoration of the disrupted area, together with a lien against the property for payment of the costs of such restoration. E. Any plans which are being considered by the City for possible approval of development shall at the time of discovery of the creation of the public nuisance be denied by the considering body. After such time as the public nuisance has been completely abated, the plans may be resubmitted, upon payment of all required fees. F. The provisions of this section shall be in addition to other Municipal Code titles and regulations applicable to grading activities within the City. No grading shall be conducted, nor shall any grading permit be issued for any grading in the H.C. Zone until grading plans and special drawings showing grading and topography as viewed from critical locations within the neighborhood or community have been submitted to the Planning Commission for recommendation and to the City Council for approval. G. The Commission and Council shall consider the following matters of particular concern in their review of grading proposals in the H.C. Zone. Conditions may be attached to the approval of grading plans so as to achieve the purpose and intent of this chapter and the following AD/DOCTB.003 -6- objectives: 1. The maximum retention of vistas, natural plant communities, and natural topographic features .including mountainsides, ridgelines, hilltops, slopes, rock outcroppings, arroyos, ravines, and canyons; 2. The avoidance of excessive building padding or •terracing and cut and fill slopes to reduce the ;scarring effects of grading; 3. The encouragement of sensitive grading to ensure optimum treatment of natural hillside and arroyo features; and, 4. The encouragement of imaginative grading plans to .soften the impact of grading on hillsides, .including rolled, sloping, or split pads, rounded cut and fill slopes, and post and beam construction techniques. H. All land areas with 20a or greater slope shall not be graded in any manner except at the specific discretion of the City Council, and only where it can be shown that a minimum amount of development is in the spirit of, and not incompatible with, the purposes and policies set forth in this article. I. The following table indicates those minimum percentages of the ground surface of a site which shall remain in a natural state (no cut or fill or grubbing) or be developed solely for recreational purposes based on the average percent slope of a parcel: AD/DOCTB.003 -7- J. TABLE OF NATURAL SITE TO BE PRESERVED MINIMUM PERCENT OF SITE TO REMAIN IN NATURAL STATE (NO CUT OR FILL AVERAGE PERCENT SLOPE OR GRUBBING) OR BE DEVELOPED OF SITE SOLELY FOR RECREATIONAL/OPEN SPACE PURPOSES 10.0 - 12.4 70.0 12.5 - 14.9 77.5 15.0 - 17.4 85.0 17.5 - 20.0 92.5 20.01 or more 100.0 "Average Percent Slope" means the average natural inclination of the ground surface of a lot or parcel expressed as a percent and as measured by the following formula: S = 0.002296xIxL A Where: S = Average Natural Slope in Percent I = Natural Contour Interval in Feet L = Length of Natural Contour in Feet A = Acres of Property (Parcel of Record Existing on November 13, 1979) 0.002296 = Constant which Converts Square Feet into Acres and Expresses Slope in Percent AD/DOCTB.003 -8- 9.145.045 DEVELOPMENT STANDARDS. A. Maximum density and minimum lot permitted. In the H.C. Zone the maximum density permitted shall be one residential unit per 20 acres. Residential units may be clustered together to take advantage of buildable areas with lower slope angles, provided the the overall density is not exceeded. Structures shall remain single family, separated, on individual lots having an area of at least 7,200 square feet. B. Yard (setback) requirements. The requirements for R-1 zone shall apply. C. Heights. The requirements for R-1 zone shall apply, except that no structure shall be placed in such a way that its outline is visible above a ridgeline. D. Placement. No structure or road may be placed on a slope exceeding 200. Roads may not exceed 15% grade. E. Auto storage. On -site parking requirements shall follow Chapter 9,.160 OFF STREET PARKING. F. Equipment. No roof -top equipment for heating, cooling or other purposes will be permitted. G. Architectural treatment. The architectural treatment of structures within the HC Zone shall be compatible with the setting of the structure and shall be generally consistent with the requirements of the desert setting and other architectural treatments found elsewhere in the City. H. Landscaping. On the cut or pad occupied by the structure, landscaping may be left to the choice of the homeowner, providing some selection of drought -tolerant species is observed. Elsewhere on the site (or open space), native vegetation shall be undisturbed (or recreated after approved grading). I. Utilities. All utilities shall be placed underground, except for water tanks and substations which shall be appropriately screened and/or painted in colors to blend into the background. 9.145.050 DIVISION OF H.C. ZONED LANDS. In order to assure compliance with the provisions of this chapter where a planned residential development is not required pursuant to Chapter 9.148., there shall be submitted, for every property within or partially within H.C. Zoned land, along with every tentative subdivision map and parcel map filed for AD/DOCTB.003 -9- approval, in accordance with the provisions of Municipal Code Title 13, a preliminary grading plan (and other requirements of this chapter) showing at least one practical, usable, accessible building site which can be developed in accordance with the provisions of this chapter for each lot or parcel. 9.145.055 TRANSFER OF DEVELOPMENT RIGHTS. A. Transfers of development rights shall follow the procedures and standards presented in Chapter 9.146, Transfer of Development Rights. B. Any owner of property within the H.C. Zone may transfer development rights (which may be prohibited, or infeasible, or not in the public interest, or privately undesirable) from the H.C. Zone on the basis of one residential unit per 20 acres. C. The property receiving the transfer of development rights may be: 1. Another portion of the same property below "the toe of the slope," as presented in a Specific Plan; or, 2. by means of sale to any area of the City which has been General Plan designated as medium density (8 units per acre) or higher (except the SR zone within the Cove area which is single family on small lots in character), provided the increase for any particular parcel does not exceed 20% of the General Plan density designation. 9.145.060 A'LTE:RATION OF THE LOCATION OF THE TOE OF THE SLOPE. If, as a :result of an approved developmental project, a flood ccntrol structure is placed higher on a hillside area so that an. area of alluvial fan becomes protected from flooding pctential (or if the location of the toe of the slope is moved by altering some other criterion), the new area below "the toe of the slope" shall remain zoned H.C. (Hillside Conservation), and the Specific Plan approved for the site shall determine the effective density of the developable portion by virtue of the transfer of development rights from the hillside areas to the developable portion of the property. 9.145.065 RECREATIONAL/OPEN SPACE OWNERSHIP AND MAINTENANCE. A. Those areas located within a hillside development controlled by this chapter which are to remain as undeveloped open spaces, such as undevelopable slopes and natural landmarks, etc., which are to be used for game AD/DOCTB.003 -10- preserve, recreational, or open space purposes, may be offered, through dedication, to a governmental jurisdiction, or to a not -for -profit land trust, conservancy, or similar organization which will preserve the natural open space of the hillside area in perpetuity. B. If, however, the public agency, or City, or land trust, conservancy, or similar organization does not accept such an offer (or if such an offer is not made), the Developer shall mare provisions for the ownership and care of the open space in such a manner that there can be necessary protection and maintenance thereof. Such area shall be provided with appropriate access and shall be designated as separate parcels which may be maintained through special fees charged to the residents of the subject development or through an appropriate homeowner's association or maintenance district. Where necessary and appropriate, maintenance in perpetuity shall be guaranteed through the bond of the Developer. AD/DOCTB.003 -11- PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF' THE NEGATIVE DECLARATION NO. 89-122, AND APPROVAL OF THE AMENDMENT OF THE ZONING ORDINANCE TEXT (NO. 89-008) CREATING CHAPTER 9.145, H.C. (HILLSIDE CONSERVATION) ZONE, AND THE APPROVAL OF THE CHANGE OF ZONE (NO. 89-043) REZONING ALL LAND IN THE CITY ABOVE "THE TOP OF THE SLOPE" TO H.C. (HILLSIDE CONSERVATION) ZONE. 'WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider the request of the City of La Quinta to amend the text of the Zoning Ordinance to create a new Chapter 9.145, H.C. (Hillside Conservation) Zone, and to rezone all land in the City above "the toe of the slope" to H.C. (Hillside Conservation) Zone, and to consider the Negative Declaration prepared for these changes; and, WHEREAS, said Zoning Ordinance Text Amendment and Change of Zone have complied with the requirements of "The RL'Lles to Implement the California Environmental Quality Act of 1E170" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed changes will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said Zoning Ordinance Text Amendment and Change of Zone: 1. The Text Amendment and Change of Zone are consistent with the General Plan in that the General Plan (Natural Resources Element) contains the following policy statements relating to these matters: GOAL: PROTECTION AND STEWARDSHIP OF THE NATURAL ENVIRONMENT AS A MAJOR COMMUNITY ASSET FOR THE FUTURE OF LA QUINTA. A "resource" is an asset or valuable commodity that is useful and/or necessary to people. Natural resources are those not manufactured by man. In the context of city planning, these include flora and fauna, AD/MEMOTB.003 -4- topography, water, air quality, energy, and soils. TOPOGRAPHY: Issue Assessment - (MEA Reference: II-A.1) The magnificent natural setting of La Quinta is undoubtedly a major asset. The rugged slopes, the impact of the Coral Reef of the Santa Rosa Mountains and its enclosure of the Cove, and Point Happy, the prominent west entrance to the City, are components of this topographic environment. However, these natural factors are very fragile. The slopes of the mountains will become subject to development pressure as the flat lands are used up. Even limited construction of roads and housing will have a serious effect on stability. Therefore, the City must take action to establish strong policies to protect this significant resource. Implementation Policies: POLICY 4.1.1 - THE CITY SHALL PREPARE HILLSIDE DEVELOPMENT STANDARDS AS SOON AS POSSIBLE. POLICY 4.1.2 - SLOPES GREATER THAN 20 PERCENT SHALL BE DESIGNATED OPEN SPACE TO PREVENT INAPPROPRIATE DEVELOPMENT. POLICY 4.1.3 - WATERSHED AREAS WITH SLOPES LESS THAN 20 PERCENT SHALL LIMIT DEVEL- OPMENT TO ACCESS ROADS, RURAL HOMESITES, AND RECREATIONAL USES ONLY. OPEN SPACE: Issue Assessment - (MEA Reference: II-B.3) La Quintals natural setting has mandated a major land use commitment to open space. Over 40 percent of the city's area consists of steep hillsides plus several water courses and other AD/MEMOTB.003 -5- essential flood control facilities. This land must be kept in primarily undeveloped condition due to its topographical characteristics, access constraints, lack of infrastructure and similar inherent limitations. Implementation Polic POLICY 6.1.1 - AREAS OF SIGNIFICANT ENVIRONMENTAL CONCERN (E.G., HILLSIDES WITH SLOPE OF 20%, FLOOD CONTROL FACIL- ITIES, WATER COURSES, ETC.) SHALL BE DESIGNATED OPEN SPACE AND SHALL BE LIMITED FROM DEVELOPMENT WHICH WOULD CAUSE ADVERSE IMPACTS. HISTORIC/ CULTURAL RESOURCES: Issue Assessment - (MEA Reference; II-C) As a relatively new city, La Quinta has few historic structures. The La Quinta Hotel, established in 1926, is perhaps the most significant historic building. However, the cultural resource potential of the area is considerable, based upon current understanding. Accordingly, there is a high potential for discovery of archaeologic material in portions of the city. Implementation Policies: POLICY 5.3.3 - POINT HAPPY, A SIGNIFICANT TOPOGRAPHIC FEATURE AND THE MAJOR GATEWAY TO LA QUINTA, SHALL BE DESIGNATED A LOCAL HISTORIC AND CULTURAL LAND- MARK. 2. The areas above "the toe of the slope" now designated Open Space on the General Plan Land Use Map contain both developable and undevelopable land. The Hillside Conservation Ordinance (Text Amendment) provides a way of distinguishing between AD/MEMOTB.003 -6- the two, as well as providing standards for appropriate development. 3. The hillside areas of the City now are zoned a variety of different zones, without any consistency. The Hillside Conservation Zone allows the City to treat like areas in a like fashion and introduce consistency of treatment. The Change of Zone subjects all similar land to similar regulation, based on engineering considerations and aesthetic justifications. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. 'That it does hereby confirm the conclusion of Environmental Assessment No. 89-122 (a Negative :Declaration) relative to the environmental concerns of this Zoning Ordinance Text Amendment and Change of Zone to H.C.: 3. 'That it does hereby recommend to the City Council approval of the above -described Zoning Ordinance Text Amendment (No. 89-008) creating a new chapter 9.145, H.C. (Hillside Conservation) Zone, and the Change of Zone (No. 89-043) from a variety of zones to H.C. (Hillside Conservation) Zone for all lands above "the toe of the slope," within the following 19 sections (San Bernardino Base and Meridian) within the City of La Quinta: TSS, R7E: Sections 19, 25, 30; TSS, R6E: Section 36; T6S, R6E: Sections 1, 12, 13, 24, 25; T6S, R7E: Sections 6, 7, 8, 17, 18, 19, 20, 28, 29, 30; :for the reasons set forth in this Resolution. :PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning commission, held on this 25th day of April, 1989., by the following vote, to wit: AD/MEMOTB.003 -7- AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR AD/MEMOTB.003 -8- T4&t 4 4 Q" MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANKING COMMISSION FROM: PLANNING AND DEVELOPMENT DEPARTMENT DATE: APRIL 25, 1989 SUBJECT: VILLAGE AREA ZONING CHANGES BACKGROUND The Village at La Quinta Specific Plan (adopted February 2, 3.988) required as a part of its implementation two major changes: first, the adoption of the amendment of the Zoning Ordinance (Title 9 of the Municipal Code) to provide text for the Village Coitvnercial and village Residential zones, and a Design Review chapter. Upon a recommendation of the Planning Commission, this Zoning Text amendment was adopted by Council on second readia:ig on January 3, 1989. The second major change is to convert all land in the Village to the zones created by the Text amendment. DESCRIPTION: This is Change of Zone No. 89-038, initiated by the City of La Quinta. The location is generally the Village at La Quanta, lying between Eisenhower Drive and Calle Guatemala, and between the Hear Creek Channel and the New Alignment of Avenue 52. Specifically, the changes of zones are presented in the following table: AD/MEMOTB.002 -1- FROM C-P-S ............. C-P-S ............. C-P-S (LQ PARK).... C-P-S, R-2*-4000... C-P-S, R-1**++..... SR ................ SR ................ RECOMMENDATION: TO COMMERCIAL VILLAGE NORTH (C-V-N) COMMERCIAL VILLAGE PARK (C-V-P) R-1 COMMERCIAL VILLAGE CORE (C-V-C) COMMERCIAL VILLAGE SOUTH (C-V-S) RESIDENTIAL -VILLAGE - 5445 (R-V-5445) RESIDENTIAL -VILLAGE - 10,000 (R-V-10,000) Adopt the attached Resolution, recommending to the City Council the acceptance of the Negative Declaration based on Environmental Assessment No. 89-111, and the adoption of the Change of Zone No. 89-038, rezoning the property in the Village area to either Commercial Village or Residential Village, and the Park to R-1. AD/MEMOTB.002 -2- PLANNING COMMISSION RESOLUTION NO. 89- 015 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF' THE NEGATIVE DECLARATION NO. 89-111, AND APPROVAL OF THE CHANGE OF ZONE NO. 89-038, REZONING THE VILLAGE AREA TO VILLAGE COMMERCIAL OR VILLAGE RESIDENTIAL TO IMPLEMENT THE VILLAGE AT LA QUINTA SPECIFIC PLAN. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 1989, hold a duly -noticed Public Hearing to consider the request of the City of: La Quinta to change the zoning on all land in the area of the Village consistent with the recently adopted Zoning Ordinance Text Amendments for the Specific Plan of the Village at: La Quinta; and WHEREAS, said Change of Zone has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed Change of Zone will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of` said Change of Zone: 1. The Change of Zone (and the preceding Text Amendment) are consistent with the General Plan. The following discussion in the General Plan pertains to the Village Commercial and adjacent residential areas: Village Commercial: La Quinta land use policy places special emphasis on the Village as the historic center of year-round commercial, residential, and related activity. This classification is intended to stimulate development of specialty commercial, eating and drinking establishments, and a wide variety of retail convenience facilities. The AD/MEMOTB.002 -3- intent is to accommodate a full range of goods and services necessary for the convenience of residents of the Cove area and other nearby projects. In addition, the access to the Washington/Eisenhower/Calle Tampico loop road, the adjacency to the Civic Center complex, and availability of higher density housing within walking distance will contribute to an urban village where pedestrians can enjoy a special place. It is also a stated policy of the City of La Quinta to endorse the Art Festival. Efforts to enhance the potential for redevelopment of the area through infrastructure improvements will be undertaken through the City's Redevelopment Agency. Implementation Policy: POLICY 6.3.4 - THE CITY SHALL AGGRESSIVELY SUPPORT IMPROVEMENT OF THE VILLAGE AREA INFRASTRUCTURE AS A MEANS OF ENHANCING POTENTIAL VILLAGE COMMERCIAL DEVELOPMENT. POLICY 6.3.5 - THE CITY SHALL PREPARE AND ADOPT A SPECIFIC PLAN FOR THE VILLAGE AT LA QUINTA AREA AS SOON AS POSSIBLE WITH SPECIFIC DESIGN STANDARDS INCLUDING LANDSCAPING, SIGNING, BUILDING ARCHITECTURE AND STREETSCAPE CRITERIA. POLICY 6.3.6 - PARTICULAR ATTENTION SHALL BE GIVEN TO ENCOURAGING A UNIQUE, PEDESTRIAN -ORIENTED ATMOSPHERE IN THE VILLAGE AREA. POLICY 6.3.7 - APPROPRIATE DESIGN STANDARDS SHALL ALSO BE DEVELOPED FOR THE RESIDENTIAL AREAS WHICH ABUT THE VILLAGE AREA. POLICY 6.3.8 - PARTICULAR ATTENTION SHALL BE GIVEN TO MAINTAINING COMPATIBLE LAND USE RELATIONSHIPS BETWEEN COMMERCIAL AND RESIDENTIAL USES AD/MEMOTB.002 -4- IN THE VILLAGE. AS THE EAST SIDE DRIVE WILL BE CONTROLLED TO PURPOSE. SOME AREAS SUCH OF DESERT CLUB MORE STRICTLY ACHIEVE THIS 2. The Changes of Zone (and the preceding Text Amendment) are consistent with the Village at La Quinta Specific Plan. 3. The Changes of Zone are necessary to assist with -the implementation of the General Plan policies and -the Specific Plan. 4. The areas being rezoned are physically suitable for the proposed types of development made possible by -the Changes of Zone. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows:: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of :Environmental Assessments No. 89-111 ( a Negative :Declaration) relative to the environmental concerns of this Change of Zone; 3. That it does hereby recommend to the City Council approval of Change of Zone No. 89-038: a City -initiated application to rezone the property generally located between Eisenhower Drive and Calle Guatemala, between the Bear Creek Channel and the New Alignment of Avenue 52 to implement the Village Plan and the newly adopted Village Zoning Text, specifically: FROM TO C-P-•S .......... COMMERCIAL VILLAGE NORTH (C-V-N) C-P-S .......... COMMERCIAL VILLAGE PARK (C-V-P) C-P-•S (LQ PARK). R-1 C-P-S,R-2*-4000. COMMERCIAL VILLAGE CORE (C-V-C) C-P-•S,R-1**++ .. COMMERCIAL VILLAGE SOUTH (C-V-S) SR ............. RESIDENTIAL -VILLAGE 5445 (R-V-5445) SR ............. RESIDENTIAL -VILLAGE 10,000 (R-V-10,000) AD/MEMOTB.002 -5- The property is located in a portion of the west half of Section 6, T6S, R7E, and a portion of the east quarter of Section 1, T6S, R6E, S.B.B.M.; according to the attached map; for the reasons set ;forth in this Resolution. :PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning commission, held on this 25th day of April, 1989, by the following vote, to wit: AYES: Commissioners Moran, Bund, Zelles, Steding, Chairman Walling NOES: ABSENT: ABSTAIN: PLANNING DIRECTOR AD/MEMOTB.002 -6- . r 1 1 1 . 1 ,Z II °�.®■■■�.■� Z II 0 II N II 0 II > 1 U � 1 i LU 1 c 1 O 1 d. t O 1 cc 1 CL 1 1 1 1 w a3MONN3Si3 T"T M', .,�!`� •^mow is ` • 4♦, i 1 w w o� \, 1♦ M J w w w G; � �_h h J . 4 w L ti 0 ,��I, M ♦ 1 � ` w� Mca bola Ss DATE: APPLICANT: PROJECT: BACKGROUND: STAFF REPORT PLANNING COMMISSION MEETING APRIL 25, 1989 RICK JOHNSON CONSTRUCTION TENTATIVE TRACT 23773 - REVIEW OF PROPOSED SINGLE-FAMILY DWELLING ARCHITECTURAL ELEVATIONS The Applicant has submitted proposed elevation floor plans for the proposed dwelling units for Starlight Dunes Tract No. 2:3773. The Conditions of Approval require that the dwelling unit elevations be submitted to the Planning Commission for review and approval. Condition 27 reads as follows: 1127. If a specific dwelling product is envisioned or if groups of lots are sold to builders prior to the issuance of building permits, the Applicant/ Builder shall submit complete detailed architectural elevations for all units. The Planning Commission will review and approve these as a Business Item. The basic architectural standards shall be included as part of the CC&Rs.91 The Developer has submitted the above -required plans and color and materials board. The proposed elevations submitted show some architectural detailing in the front and partial side of the building; however, no detailing is identified around the windows and doors. Prior elevations approved by the Planning Commission have required the windows and doors to have some architectural detailing. Typically, a two-inch by six-inch stucco trim around the doors and windows has been accepted. Color Scheme: The color scheme proposed for the development is restricted to colors in keeping with the desert environment. Unit Siting Plan: For informational purposes, attached is the proposed unit siting plan for Phase I. The units proposed along Starlight Dunes and Fred Waring are one-story, which complies with Condition 28. M]R/STAFFRPT. 073 -1- RECOMMENDATION By minute motion approve the proposed elevations, floor plans, and color scheme for Tract 23269, with the following changes 1. The Applicant provide a minimum two-inch by six-inch stucco detailing around all doors and windows. attachments: o Examples of House Plans and Elevations o Unit Siting Plan for Phase I o Approval Conditions MIt/ STAFFRPT . 0 7 3 - 2 - CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 23773 FEBRUARY 26, 1989 GENERAL 1. Tentative Tract Map No. 23773 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division ordinance, unless otherwise modified by the following conditions. 2. Design and improvement of Tentative Tract 23773 shall be in substantial conformance with Exhibits A and B, the approved phasing plan and the conceptual intersection and entry gate details; except where there are conflicts between these conditions and said Exhibits, the condition(s) shall take precedence. 3. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. (See Condition No. 35) 4. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. ENGINEER]CNGIGRADING/DRAINAGE 5. The Applicant shall have a grading plan prepared by a Registered Civil Engineer, who will be required to certify that the constructed conditions at the rough and final grade stages are as per the approved plans and grading permit. This is required prior to issuance of building permits. 6. The developer of this subdivision shall submit a copy of all proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. MR/CONAPRVL.043 -1- 7. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 8. The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. 9. Drainage disposal facilities shall be provides as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. All drainage runoff for 100-year storm shall be retained in basin on -site, including runoff from Fred Waring Drive and Starlight Lane. 10. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. 11. An encrcachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements (Riverside County). 12. The developer shall retain a qualified archaeologist inunediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project grading and development. 13. Applicant shall submit an erosion and dust mitigation program for review by the City Engineer prior to issuance of permits for any grading activity. 14. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer prior to any grading permit issuance. 15. Prior to recordation of a final map, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. TRAFFIC AND CIRCULATION 16. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer: MR/CONAPRVL.043 -2- a. Fred Waring Drive to Major Arterial standard (60-foot half -width) including intersection with Starlight Lane/Adams Street as necessary. b. Starlight Lane/Adams Street in accordance with the approved conceptual design geometric. C. All other public/private easements as deemed necessary. 17. That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs, markings, and raised median island, shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code, and as set forth in these conditions. a. Construction of Fred Waring Drive to half -width plus one travel lane, in accordance with standards for Major Arterials (120-foot right -of -•way) plus suitable conforms to existing pavement. Applicant shall design and construct full landscaped median for Fred Waring. Applicant may bond for median improvements subject to approval of the City Engineer. b. Construct Starlight Lane/Adams Street up to 36-foot t.ravelway plus suitable conforms. The developer's engineer shall coordinate with adjacent property owners and County to provide design for gated access with lane widths, vehicular storage, stopping and viewing distances, subject to the approval of the City Engineer and in accordance with the approved intersection and street design for Starlight Lane/Adams Street. c. Prepare street improvement plans and construct improvements for private streets. 18. Applicant shall bond for 25 percent of the cost of a future traffic signal at Fred Waring and Starlight Lane/Adams Street. 19. Applicant shall dedicate, with recordation of the tract map, access rights to Fred Waring and Starlight Lane/Adams Street for all individual parcels which front or back-up to those rights -of -way, with the exception of street entries. 20. Street name signs shall be furnished and installed by the developer in accordance with standards of the City Engineer. MR/CONAPRVL.043 -3- TRACT DESIGN 21. A minimum 20-foot landscaped setback shall be required along Fred Waring Drive. Design of the setback shall be approved by the Planning and Development Department. Setback shall be measured from ultimate right-of-way lines. a. The minimum setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 24, unless an alternate method is approved by the Planning and Development Department. 22. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 9,000 square feet. 23. Plans for tract phasing of public improvements shall be submitted for review and approval by the Public Works Department. The phasing Exhibit shall show the northerly "Phase III" as "Phase IV". MAINTENANCE 24. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600 et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained. A unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. MR/CONAPRVL.043 -4- The common facilities to maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along Fred Waring Drive. (3) Interior private street system, including access gates and related common lots 155 and 156. PUBLIC SERVICES/UTILITIES 25. Applicant shall comply with the following requirements of the Fire Marshal: a. Schedule A fire protection approved super fire hydrants (6" X 4" X 2-1/2" X 2-1/2") shall be located one at each intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from any hydrant. Minimum fire flow shall be 1,000 GPM for two hours duration at 20 PSI. b. The required water system, including fire hydrants, shall be installed and accepted by CVWD prior to any combustible material being placed on any individual lot. C. Prior to the recordation of the final map, Applicant/Developer shall furnish the water system improvement plans to the Fire Department for approval. Plans shall conform to the fire hydrant types, location, and spacing, and the system shall meet the required fire flows. d. A1.1 access gates shall be power operated and equipped with a radio -controlled override system capable of opening the gate when activated by a special transmitter located in emergency vehicles. System shall be designed to unlatch gates in the event of power failures or be equipped with backup power facilities. Developer to provide four transmitters to the Fire Department. 26. The Applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. MR/CONAPRVL.043 -5- BUILDING AND USE DEVELOPMENT 27. If a specific dwelling product is envisioned or if groups of lots are sold to builders prior the the issuance of building permits, the Applicant/Builder shall submit complete detail architectural elevations for all units. The Planning Commission will review and approve these as a Business Item. The basic architectural standards shall be included as part of the C.C. & Rs. 28. Seventy-five percent of dwelling units within 150 feet of the ultimate right-of-way of Fred Waring Drive shall be limited to one story, not to exceed 20 feet in height. The Applicant shall submit to the Planning and Deve:._opment Department for approval a siting plan showing the location of all unit types proposed by the developer. No dwelling units within 150 feet of the ultimate right -of• -way of Washington Street shall be higher than one story, not to exceed 20 feet. 29. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Private access gates and guardhouse(s). C. Sales facilities, including their appurtenant signage. d. On -site advertising/construction signs. 30. Tract and building permits shall incorporate the recommendations of the acoustical analysis prepared by Ul.trasysterns, dated December, 1988, and contained in the Planning and Development Department's file for TT 23773. WALLS FENCING� SCREENINGS AND LANDSCAPING 31. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. 32. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer and common areas including gates. Desert or native plant species and drought -resistant planting materials shall be incorporated into the landscape plan. MR/CONAPRVL.043 -6- b. :Location and design detail of any proposed and/or :required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 33. Prior to building permit approval(s), the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees and an irrigation system. MISCELLANEOUS 34. Prior to the issuance of a grading permit and building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Desert Sands Unified School District o Tmperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for any permit for any use contemplated by this approval. 35. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 36. This approval shall not be in effect until and unless Annexation Resolution No. 89-15 has been recorded. No final map may be approved until the annexation is completed. The property shall have been annexed to the City within one year of the original date of approval by the City Council. MR/CONAPRVL.043 -7- C. l_' MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California April 11, 1989 7:00 p.m. ]:. CALL TO ORDER A. The meeting was called to order at 7:04 p.m. by Chairman Walling. The Flag Salute was led by Commissioner Zelles. ROLL CALL A. Cha.irman Walling requested the roll call. Present: Commissioners Zelles, Steding, Moran, and Chairman Walling. Commissioner Bund was absent. B. Staff Present- Planning and Development Director, Jerry Herman. TII. HEARINGS - None IV. PUBLIC COMMENT - None NT. CONSENT CALENDAR A motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve the minutes of March 14, 1989. Unanimously adopted. VI. BUSINESS Chairman Walling introduced the Business Items as follows: A. Sign Application_ 89-079, Plaza La Quinta; a request by William Grey/DSL Service Company for proposed, standing/monument signs at Plaza La Quinta's Washington Street and Highway ill entrances. 11. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. MR/MIN03-14.DFT -1- 2. Following Commission discussion, a Minute Motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve Sign Application 89-079. Unanimous. B. Tentative Tract 23269, Triad Pacific Development - archttectural elevations and standards; review Condition 26 compliance for architectural elevations, for a location a the southwest corner of Adams Street and Fred Waring Drive. a. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. During Commission discussion, proposed Condition 3 was modified as follows: "...The permissible building height shall, however, conform to the height standards of two stories with a maximum height of 24 feet (the units alor.r Fred Waring and Adams are governed iay Condition 14 of the Conditions of Approval for TT 23269, Revised 41). Any deviation to the SR zoning standards are subject to Planning Commission review and approval." A Minute Motion was then made by Commissioner Steding and seconded by Commissioner Moran to approve the proposed elevations, floor glans, and color scheme for Tentative Tract 23269, with attached conditions as modified. Unanimous. C. Spec-fic Plan 85-006, Oak Tree West; a continued first time -extension request by Landmark Land Company, concerning an area located generally one -quarter mile south of Avenue 50, bounded by Jefferson Street, Avenue 54, the Heritage Club project, Avenida Ultimo, and the easterly portion of the Duna La Quinta project. 1. Planning Director Jerry Herman reported to the Commission that Staff recommended continuance to allot, time to resolve some condition concerns with the Applicant. NIR/MIN03-14.DFT -2- 2. Following Commission discussion, a Minute Motion was made by Commissioner Zelles and seconded by Commissioner Stedi.ng to grant continuance to the first regularly -scheduled Planning Commission meeting in May. Unanimous. VII. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Moran to adjourn to a reguar meeting on April 25, 1989, at 7:00 p.m., in the La Quinta City Hall; 78-105 Calle Estado, La Quinta, California. This meeting of the La Quinta Planning Commission was adjourned at 7:24 p.m., April 11, 1989. PZR/MIN03-14.DFT -3-